Issue link: https://maltatoday.uberflip.com/i/1351534
6 maltatoday | WEDNESDAY • 17 MARCH 2021 NEWS JAMES DEBONO IAN Borg's Infrastructure Min- istry has withdrawn an applica- tion for coastal protection works at Ġnejna beach, following ob- jections by "the private owners of the beach and surrounding lands", a ministry spokesperson confirmed. The spokesperson insisted that the aim of the works were to in- stall safety railings to improve public safety, following consul- tation with the Environment and Resources Authority. "The application was presented after we listened to the people who frequent this beautiful beach as well as the Mgarr local council, who in the past often lament- ed on dangers created by the dis-levels between the road, the sandy beach and the bay itself." But the ministry had to take note of the objection of the pri- vate owners of the beach and has now withdrawn the application while "appealing for more secu- rity in the public interest." The works foresaw the erec- tion of a timber fence and con- crete steps. In its submissions on the application ERA had asked the ministry for a "justi- fication" for the proposed exca- vation works and concrete ac- cess stairs. ERA also demanded assurances that coastal protec- tion works in Ġnejna will not be used to benefit illegal boathous- es in the area. The steps are being proposed in the area near the jetty leading to the boathouses in the area, which unlike those in Armier are located on land owned by private owners. Din l-Art Ħelwa had ques- tioned why part of the beach will be formally separated through the installation of the fence and warned that the size of Ġnejna beach will in effect be reduced. Architect Tara Cassar warned that the proposed works would section-off part of the beach al- ready used as an informal car- park from the rest of the beach. The planning application, which has now been withdrawn, foresaw the construction of rock armour, embankment, and rub- ble walls in different parts of the beach. Compacted granulated material excavated from the beach itself will be used to back- fill another part of the site. Coastal works in Gnejna withdrawn after owners' objections JAMES DEBONO THE Superintendence for Cultural Herit- age has shot down plans by Jason Mifsud's Elegant Homes for the development of three 14-storey towers along Xgħajra's coastline. Not only has the heritage watchdog re- iterated its concerns about the excessive volumes being proposed, but it has also questioned the legality of such a develop- ment as "a massive hyper-contemporary development... not contemplated for in the South Malta Local Plan". Moreover the proposed development is described as "an ad hoc imposition on the location", that prejudices the urban char- acter and visual perceptions of Xgħajra, which is described as "a largely still con- tained low-lying seaside village". The SCH has also asked the architect to submit detailed photographs of the old structures, a well and rock-cut formation located to the rear of the site. Developers have recently reiterated plans for three, 14-storey towers in Xgħajra with photomontages documenting a massive visual impact on the seaside locality's sky- line, at present still characterised by low- rise buildings. The floor-area ratio rules allow medi- um-rise buildings, of up to 10 storeys, on plots of over 4,000sq.m when surround- ed by streets on each side. Over 10-sto- rey high-rises are only permitted in Mar- sa, Gzira, Paceville, Qawra, Tigné and Mrieħel. But the approval of medium-rise devel- opments is not automatic since the policy excludes developments on compact, low- rise locations where such buildings are considered "naturally alien". The policy says "tall buildings should re- spond positively to their context including natural topography, scale, height, urban grain, streetscape and built form, and the skyline" and should "retain and enhance key strategic, long-distance views and im- portant vistas at a national and at the local level." In 2019 developers had ignored a previ- ous objection by the Superintendence and pressed ahead of plans for the high-rise development but the strongly worded ob- jection makes the approval of the project as being proposed unlikely according to sources in the Planning Authority. Earlier in February, the developers asked for a suspension of their application; but new plans and visuals presented in the past weeks do not show any substantial chang- es. The latest plans were submitted after the local council controversially issued its go-ahead for the project. In his letter to the PA, the Xgħajra may- or welcomed changes to the original plans which now include "a spacious piazza" ac- cessible from Dawret ix-Xatt. The coun- cil said it prefers the application of the floor-area ratio through which building heights are compensated by the creation of a public piazza, than building the entire area with five-storey buildings as allowed in the local plan. It said the project would result in the upgrade of the small seaside locality "into a high-class residential des- tination complementing the surroundings and Smart City." But residents have not given up and a campaign against the development organ- ised by the Xgħajra seafront interest group supported by Moviment Graffitti is gath- ering momentum in the locality. Xghajra's 'hyper- contemporary' towers not contemplated for south Xgħajra's 14-storey towers an 'imposition', says Heritage Superintendence