Issue link: https://maltatoday.uberflip.com/i/1426940
NEWS 7 maltatoday | WEDNESDAY • 10 NOVEMBER 2021 JAMES DEBONO TWO towers rising to eight and 10 sto- reys being proposed on the site of the for- mer trade fair's carpark in Naxxar "will contrast significantly with the existing townscape in the immediate vicinity of the site" due to its' "distinctly different visual appearance to the more traditional townscape in the area". This emerges from an 'urban design study' requested by the Planning Au- thority and conducted by ADI consult- ants. But the report also claims that the de- velopment "will give some enclosure" to this part of Triq il-Markiz Scicluna which is currently characterised by "a sense of overexposure afforded by the expansive and poorly articulated car park." But the increased height, reaching a maximum of 32 meters, will "noticeably and significantly affect" the streetscape views on Triq il-Markiż Guiseppe Sci- cluna. And as a result of its proximity to "large tracts of undeveloped land" around the car park site, the towers "will also be noticeably visible to var- ying degrees from Triq San Pawl, Triq San Timotju, Triq il-Konverżjoni, Triq it-Torri Gauci, Triq il-Torri tal-Kaptan, and Triq il-Giżwiti. But according to the report the degree of visibility will change "if and when these undeveloped, zoned sites are eventually developed". The report also refers to the recent- ly approved five-storey block at Pjazza Celsi stating that this development to the rear of the proposed towers "will al- so affect the views of the Naxxar UCA from the north on Triq il-Markiż Gui- seppe Scicluna". It also lists 14 other planning applications set to have an im- pact on the townscape. These include a zoning application to build two- to five-storey blocks on the trade fair site. According to the report the increased height on the site, will also affect the setting of the Chapel of St Jacob the Apostle immediately opposite the site. This will be mitigated by a proposed public open space, in the form of a small garden, immediately opposite the Chapel, accompanied by a pedestrian crossing and traffic calming measures. Major impact on Mosta views A visual impact assessment based on photomontages of the towers as seen from different viewpoints shows the greatest impact being felt on the view of Mosta with Naxxar behind it, in which the Mosta dome is presently dominant. On this view the impact is described as one of "major significance." The towers will rise "relatively much higher than the existing skyline and draw the eye to it at the centre of the frame." It will also have an impact of "mod- erate to major significance" on views from Qawra across the sea and Naxxar in the distance where the towers will be seen rising above the skyline in the dis- tance, and on views from the Burmar- rad Plain where the towers will be seen in the distance rising above the skyline as the tallest structure from this view. When viewed from the Mdina bas- tions, the towers will be "noticeable within the urban conurbation in the distance" but the impact is described as having "moderate significance". But the impact is deemed "not signif- icant" from Palazzo Parisio's gardens which are located just 125 meters to the south of the proposed towers. Despite this close proximity, the towers will be "just noticeable in between the trees be- hind one of the awns." This change is described as "a barely noticeable," one. The development as proposed com- prises two separate buildings, one of nine floors and a receded floor. The second building is set to have seven floors and one receded floor. The development foresees the excava- tion of four basement levels to include 356 parking spaces, 108 garages, a gym- nasium and spa with indoor pool. A central open space is being proposed between the two towers. At ground floor level, the development will host twelve local shops, two restaurants and cafeterias, one bar and a child care centre. Overlying this, 136 residential units will be built. The project is being proposed by San Pawl tat-Targa In- vestments Ltd, who own the site. The company is owned by Virtu Properties Limited and Ziz Limited. Unlike previous plans, which were sent back to the drawing board by the Planning Authority Board in Novem- ber 2020 when the project was fronted by another company, the new develop- ment does not include a supermarket and office space. Naxxar towers will "contrast" with traditional townscape Photomontages of the two towers as seen from different viewpoints Urban Design Study states that development will bring "enclosure" to "over exposed" car park site but will contrast with traditional townscape, even if other zoned developments will have similar impact