Issue link: https://maltatoday.uberflip.com/i/1467437
8 NEWS maltatoday | WEDNESDAY • 11 MAY 2022 JAMES DEBONO THE proponents of a high-rise residential project along the Xghajra seafront have presented new plans envisaging one mas- sive 10 to 13-storey block instead of the originally proposed three 13 to 14 storey towers. Although as proposed now the building is more terraced and slightly less massive, the visual impact on Xghajra remains signif- icant as confirmed by photomon- tages presented by the developers. The proposed high-rise will overlook the sea on one side and Wied Glavan on the other, and is set to include 206 garages, 14 retail shops, 153 apartments and nine penthouses. Jason Mifsud, on behalf of Elegant Homes, pre- sented the application. Photomontages showing the fully developed Smart City de- velopment suggest that the de- velopment could be perceived as an extension to Smart City itself. But the building will still over- shadow the surrounding low-rise buildings which characterise the southern seaside locality. More- over these montages do not take into account possible changes to the Smart City development. The Superintendence for Cul- tural Heritage had shot down the original plans in 2021 describ- ing the proposal as "a massive hyper-contemporary develop- ment... not contemplated for in the South Malta Local Plan". Moreover the proposed devel- opment was 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 contained low-lying seaside village". The development is based on floor-area ratio rules which al- low medium-rise buildings rising above the height limitations im- posed by local plans, on plots of over 4,000sq.m when surround- ed by streets on each side. But according to the same policy, high-rises exceeding 10 storeys are only permitted in Marsa, Gzira, Paceville, Qawra, Tigné and Mrieħel. But the approval of medium-rise developments is not automatic since the policy excludes devel- opments on compact, low-rise locations where such buildings are considered "naturally alien". The policy says "tall buildings should respond positively to their context including natural topog- raphy, scale, height, urban grain, streetscape and built form, and the skyline" and should "retain and enhance key strategic, long-dis- tance views and important vistas at a national and at the local level." Despite objections by the her- itage watchdog and many resi- dents last year, Xgħajra mayor Neil Attard welcomed the plans noting that these include "a spa- cious piazza" accessible from Dawret ix-Xatt. The council 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 sea- side locality "into a high-class residential destination comple- menting the surroundings and Smart City". One 13-storey block proposed instead of three in Xghajra plans Existing view from Dawret ix-Xatt Photomontage of development as originally proposed as seen from Dawret ix-Xatt Photomontage of development as proposed now as seen from Dawret ix-Xatt New plans suggest small changes in the terracing of the proposed mega development in one of Malta's smallest seaside localities presently characterized by two storey buildings