Issue link: https://maltatoday.uberflip.com/i/1468438
maltatoday | SUNDAY • 22 MAY 2022 10 NEWS JAMES DEBONO THE Environment and Resourc- es Authority is insisting on guar- antees that a proposed nine-sto- rey hotel at il-Veċċja, will not require "invasive" site stabiliza- tion works "which would alter or damage the natural cove, cliff and sea caves" at Għar il-Veċċja. The 22-room hotel proposed by landowner Josef Muscat is earmarked over an existing ter- race on Triq Stella Maris in St Paul's Bay that will inevitably command views of St Paul's Is- lands but intensify construction activity in the vicinity of the pro- tected cove. Recently the government's works department presented plans to construct a seawall with the aim of preventing the "col- lapse of Triq Stella Maris." But the plans have already been shot down by ERA which warned that these works entail the destruction of the protected sea cave, which is designated for its scientific importance. In March, ERA asked for "cer- tification from a geotechnical engineer confirming that the proposed works would not re- sult in damage to the existing caves". But in its reaction to the re- port, ERA noted that the report had not even address its main demand, that is to confirm that the proposed development "can be carried out without requiring invasive site stabilization." ERA declared that it was not convinced that the proposed scale of excavation and con- struction could be accommo- dated without adverse environ- mental impacts, concluding that the project "cannot be favoura- bly considered from an environ- mental point of view". The geotechnical report in fact excludes negative impacts resulting from the limited ex- cavation works and states that the proposed building will be at least 2.7m away from the caves. But the report warns that the building itself will create a load on the fractured rock mass which would require reinforced concrete piles. The report claims excavation works will be minimal and will be restricted to the uppermost 1.75m of rock. But works will take place on rock that is already naturally unrestrained due to the topography of the shoreline. IT said "restraint due to the ex- cavation is therefore not envis- aged to be a problem". The report also states that the proposed building will however, create concentrated linear loads that act on the fractured rock mass. "If these are transmitted through simple shallow founda- tions then the rock mass will be subject to intense stress incre- ments where it is most vulnera- ble, i.e., above sea level". This could be avoided by trans- ferring stress at deeper levels, by making use of reinforced con- crete, bored piles that act in both skin friction and end bear- ing. This will have the additional benefit of consolidating the frac- tured and friable rock layers. The report recommends the driling of these piles be preced- ed by judicious probing through timed, open-hole bores of very small diameter, ensuring every proposed pile location does not intersect "any unseen or uniden- tified voids that may not have direct connection to the sea and that are therefore currently uni- dentifiable." ERA is also objecting to a sep- arate application by the Public Works Department to construct a rock revetment along the ex- isting friable cliff face, to protect it from further coastal erosion with the aim of avoiding the col- lapse of Triq Stella Maris and damage to adjacent properties. ERA is concerned these inter- ventions will result in oblitera- tion of the protected sea cave and the natural cliff, as well as seabed take-up and irreversible impact on the integrity of the cove. The site of proposed hotel in close vicinity to the protected cove Veccja caves threatened by nine-storey hotel ERA insists on guarantees that Veċċja hotel will not require invasive works which would damage caves, also threatened by parallel government plan to build seawall aimed at preventing collapse of road where hotel is proposed JAMES DEBONO THE Planning Authority has approved the extension of a car park for the Smart supermar- ket, over the area presently oc- cupied by two dwellings and a garden enclosed behind an old characteristic wall. Villa Moira, an iconic mod- ernist building, was already demolished together with the uprooting of 54 citrus trees via 'summary procedure' in 2019, in what was described as the first phase to develop a new commercial unit and apart- ments. The newly vacant site was lat- er – irregularly – turned into a car park to service the Smart su- permarket, which use was later regularised by the PA in 2020. Now it is approving an exten- sion of the parking, which will grow from 77 to 93 spaces, by taking over 540sq.m of ground from two other townhouses and their yards. The car park was justified as a way to serve supermarket cli- ents during the supermarket's redevelopment in 2019, which was to be rebuilt with a five-sto- rey car park, and offices above the supermarket and retail out- lets. The Superintendence for Cul- tural Heritage had opposed the demolition of the townhous- es, arguing that they should be retained as a mid-20th centu- ry townhouse, characterised by traditional features such as "xorok" borne on timber beams. The house was part of a similar row of townhouses, which al- though having been subjected to heavy alterations, offered de- gree of legibility to the streets- cape. Subsequently plans were changed to keep the façade of the townhouse, which will en- close the car park. The SCH still objected to the demolition of the other parts of the building, insisting on its retention and "integration" in any eventual development. The PA's case officer recom- mending approval of the car park extension disagreed: "Al- though the SCH objected to the total demolition of the two-sto- rey building, considering the urban context of this 'Commer- cial Area' and its height limita- tion (three floors and semi base- ment), the architect's proposal to retain the façade, is deemed an acceptable solution." The case officer argued that the retained façade could be in- corporated within a new poten- tial development in the future, and that the removal of a ma- sonry balcony would improve the existing design. The parking extension will re- sult in the uprooting of a num- ber of trees and shrubs from the townhouses' yards, none of which are protected at law. Din l-Art Ħelwa had objected to the development, arguing that the buildings formed part of an intact traditional street- scape. "This proposal will lead to the loss of character and dis- tinctness of this street which contribute towards the charac- ter of the area. Such develop- ments must not be permitted." The PA imposed a €7,000 guarantee upon approval, to en- sure the facade of the building is retained. The heritage watchdog objected to demolition of mid-20th century Birkirkara buildings, but façade retained after demolition, with plans for future development yet to be submitted More townhouses to make way for Smart car park