Issue link: https://maltatoday.uberflip.com/i/1297549
9 maltatoday | SUNDAY • 11 OCTOBER 2020 NEWS Naxxar 10-storey high-rise public hates: recommended for approval JAMES DEBONO A social impact assessment commissioned by proponents of a high-rise on what is cur- rently a parking area at the for- mer Naxxar trade fair grounds, has revealed a majority against the 10-storey block, with 74% expressing a dislike for its pro- posed height. In spite of the numerous objec- tions from the public, the Plan- ning Authority's case officer is recommending the block's ap- proval claiming its "innovative design" will contribute to the "evolution of further interesting buildings in the area" and more outdoor spaces for both resi- dents and the wider neighbour- hood. The project is a mixed-use de- velopment that includes super- market and local shops, food and beverage outlets, office space, a gymnasium, a daycare centre and 113 residential units, to- gether with 253 car park spaces. The scientific survey includ- ed in the social impact assess- ment was based on a sample of 100 Naxxar residents which was deemed to provide a "sufficiently good profile of the views of the general public residing in the area", according to sociologist Mario Vassallo. Respondents were also asked whether they liked or disliked different aspects of the project. While 60% liked the open-air piazza and 55% liked the idea of an underground car park, 60% disliked the residential apart- ments, and 74% disliked the idea of a 10-storey building. Opin- ions were more nuanced on the proposed supermarket with 38% disliking this aspect of the pro- ject and 43% liking it. Prof. Vassallo, who wrote the report, concluded that a "large number of participants are of the opinion that the develop- ment should not go ahead" after pointing out that "their opinion was formed after being given factual information about the project". The result shows that only 26% think the project should go ahead, while 48% think that the project should be stopped. The remaining 26% were unsure. The report partly attributes the negative reaction to a lack of knowledge of planning policies, particularly the one which re- quires high-rises to make up for their visual impact by creating more open spaces. But Vassallo also warned the proposed development would take away the elements of com- munality which currently exists, and replace them with "purely secularised activities, stemming from purely financial objectives." He said that while a sense of community has to be "nurtured by a social infrastructure", this aspect "is only given side-impor- tance in the project in its current form". While the proposed develop- ment could itself constitute a "new centre, around which new community activities could de- velop" and that restaurants, a day-care centre for children and a supermarket "would help establish a new community", the medium-rise building will "forcefully disrupt the exiting settlement pattern". "Instead of extending the street web, which traditionally charac- terizes the Maltese settlements, it acts as an out-of-place implant in the centre. "It does not stimulate commu- nity activities but rather encour- ages an individualistic, anony- mous, almost atomised lifestyle." Moreover, "commercial ac- tivities are not the best carriers of culture and focus primarily on profit rather the creation of communal activities and arti- facts," Vassallo said. Negative visual impact The project will have a total of 13 levels (three below ground) and an overall height of 31.7m. The lowest levels will accom- modate a car park, the supermar- ket and gymnasium; the ground floor will a daycare centre, two local shops, two restaurants and a bar. The office space will be at first-floor level, while the rest of the floors will have residential accommodation. The development will have a gross floor area of 20,000 square metres on a 2,584sq.m footprint, together a 2,594sq.m open space and 1,277sq.m in roofed open space. Both the Superintendence for Cultural Heritage and the PA's own cultural heritage advisory committee warned of the mas- sive visual impact on the urban skylines of Mosta and Naxxar when viewed from various view- points, such as Mdina. The Superintendence drew attention to the relatively high elevation of the location, which is situated on the Naxxar ridge, warning that any high develop- ment at this location will have an inevitable impact on the landscape and it will dominate and redefine various views of the island: "The impact is such as to challenge the scenic significance of the parish churches of Mosta and Naxxar" and "the massive volume as proposed will also dwarf the historical chapel of St. Jacob the Apostle and will di- vorce it totally from the context, obliterating its legibility". The Chapel of St Jacob the Apostle is located immediately opposite the proposed devel- opment on Triq il-Markiz Gi- useppe Scicluna. The area was once used as a car park for the trade fair grounds, and is just 70m off the Naxxar urban conservation area and the Grade 1 scheduled Palazzo Pa- risio. The PA's design advisory com- mittee has recognised the inno- vative design of the project but expressed concern with the pro- posed height, saying the stand- alone design "does not fit in the surrounding urban texture, par- ticularly when considering its proximity to the UCA". Transport Malta issued its clearance in return for a €100,000 contribution for the upgrading of the junction be- tween Vjal il-Labour and Vjal 21 ta Settembru in Naxxar. The case officer also recommended a financial contribution to the value of €324,750 towards the PA's Urban Improvements Fund for the creation of public open spaces and sports facilities in the area. Only 26% agree with high-rise in Naxxar former trade fair grounds The designs proposed by the developers have created the false impression of a lush green area in front of the Naxxar counting hall that does not exist and is currently a dust- gravel football ground Broken vistas: the approach to the trade fair grounds as seen in a photomontage that includes the 10-storey block "Instead of extending the street web, which traditionally characterizes the Maltese settlements, it acts as an out-of- place implant in the centre"