Issue link: https://maltatoday.uberflip.com/i/1491408
9 NEWS maltatoday | WEDNESDAY • 1 FEBRUARY 2023 JAMES DEBONO THE Planning Authority is set to approve a 33-storey tower proposed by Paul Xuereb's PX Lettings, but intends to make the permit conditional on the presentation of a green travel plan outlining how car trips dur- ing peak hours can be reduced by 40%. The development is being recommended for approval by the case officer but a final deci- sion will be taken by the board on 9 February. Traffic studies show that car trips will increase by 177 dur- ing the peak morning hour, and by 156 during the evening's peak hour. The green travel plan, which would seek to encourage al- ternatives to private transport, should include an implemen- tation programme enforced by a GTP monitoring officer engaged and paid by the devel- oper. Traffic studies have shown that the project will have a ma- jor impact on only one of the four junctions assessed, name- ly the one where Triq is-Swie- qi passes through an existing tunnel under the Triq M.A. Vassalli arterial road, which is described as a gateway to Pace- ville. In order to mitigate the po- tential impact of the traffic generated by the tower de- velopment on this junction in future years, the estimated pri- vate car trip generation from this major development will need to be reduced by 40% dur- ing peak morning and evening periods, according to traffic as- sessments. In fact, Transport Malta only issued its clearance for the de- velopment on condition that an official green travel plan "is put in place by the applicant prior to the issuance of any compliance certificate". The case officer is also rec- ommending the inclusion of this condition in the permit. To make this condition en- forceable, a public deed, in- cluding a tripartite legal agree- ment between the Planning Authority, Transport Malta and the applicant, is being pro- posed. The 33-storey tower is being recommended for approval despite a social impact as- sessment showing 70.8% of residents in St Julian's and Paceville "disagree" with the proposed development. Only 15.6% "agree", whilst 13.6 say the project "makes no differ- ence" to them. The main reason for wide- spread opposition to the pro- ject is that Malta, and Paceville in particular, are already overly built and developed, and that Paceville is already too densely populated and characterised by traffic congestion – the devel- opment will make the situation worse while residents have suf- fered construction fatigue due to the long running building works in the area. But the case officer is rec- ommending approval, arguing that the project would regen- erate the site in question into a landmark building, serving as a gateway to the prime en- tertainment hub of the Maltese islands. The proposal is also deemed to conform to the Strategic Plan for Environment and De- velopment since the area in question is designated as an entertainment priority area. The proposed development consists of the excavation of six basement levels for 259 parking spaces and retail shops and an overlying 33-storey high tower. The project will include 11 floors of office space, with a total floorspace of 7,461 square metres, a hotel with 11 suites at levels 17 and 18, 58 serviced apartments between level 19 and level 30, a restaurant at level 31, and services in the two top levels. The project would also in- clude 1,254 square meters of proposed open space. St Julian's: 33-storey Xuereb tower heading for approval Traffic congestion was one of the main reasons given by 71% of St Julian's residents for opposing the project Photo montages showing a view of the proposed 33-storey as seen from (from top) Ta' Giorni, St George's Bay, St Julian's and Sliema