Issue link: https://maltatoday.uberflip.com/i/1489656
maltatoday | SUNDAY • 27 MARCH 2022 OPINION 3 LETTERS & EDITORIAL maltatoday | SUNDAY • 8 JANUARY 2023 Mikiel Galea Letters & Clarifications St Julian's: oldest surviving house FLIMKIEN għal Ambjent Aħjar objects to the new plans re PA/04037/19 141, Telghet Birkirkara &, Triq Sant' Elija, St Julian's. While it acknowledges that the new plans are an improvement on the origi- nal intensive development, FAA main- tains that the proposed developments on four storeys do not reflect the specula- tors' claim of a 'villa development'. The inclusion of one and two additional sto- reys of basement 'storage' areas makes the possibility of division of the villas into apartments even more likely. FAA reminds the Planning Authority that its Local Plan imposes these condi- tions for this site: i. The development includes a pedes- trian access leading onto Triq Birkirkara; ii. The building height limitation for frontages on Triq Sant' Elija' is 3 floors. New development in the rear parts of the site that adjoin properties that have their frontage on Telghet Birkirkara are not to exceed a building height limitation of 3 floors measured from the level of Birkir- kara Hill; iii. The character and appearance of the development is compatible with the surrounding urban environment; These are reflected in the EPRT appeal decision which stipulated that the build- ings are to be stepped back on Triq Sant' Elija to avoid a massive building domi- nating the Urban Conservation Area. FAA maintains that these conditions are not yet being met; on B'Kara Hill the building rises to five floors and on Triq Sant' Elija the building is not fully set back. The plans presented are not ade- quate to fully assess the project including the important aspect of an access path between the two streets. FAA backs Transport Malta statement that the pro- ject requires a Traffic Study, especially in the light of the traffic to be generated by the massive home for the elderly up B'Kara Hill. For these reasons, FAA calls for the Planning Control application to be changed to include, besides the align- ment, the maximum heights inc. re- quirements for receding, the density of the development, inc. the Gross Floor area of some 300 sqm excluding gardens and underground garages. Above all, FAA calls for the old house on B'Kara hill to be scheduled. FAA highlights the fact that no conservation plan or photomontage has been present- ed as per PA requirements. Previously the developers had proposed incorpo- rating the garage entry/exit under the left terrace, however this part of the structure no longer figures in their plans. The oldest surviving house in St Julian's, dating back to 1688 cannot be dismem- bered simply to fit in with speculators' plans. FAA strongly condemns the fact that the Planning Authority allows submis- sion of wholesale new plans for a major project that has drawn hundreds of ob- jections, during the holiday period. This devious device which developers have resorted to for years in order to evade scrutiny, has been highlighted by FAA for years and must stop. For the reasons listed above, FAA calls on the Planning Authority to refuse the application. Since our objection is being made within the stipulated period, or within a day of a public holiday when closure of the representation period falls on a pub- lic holiday, FAA requests: • That the Planning Directorate takes into account all these ob- jections when considering this application. • Gives confirmation of receipt of this objection and confirmation of our status as official objectors. • That FAA be kept informed of any developments including new plans, publication of the DPA report and outside consultation reports. • That FAA is given reasonable fore-notice of the date and time when the application is consid- ered by the Environment and Planning Commission in order that we can attend such sitting and present additional submis- sions as considered appropriate. Astrid Vella obo FAA Committee