Issue link: https://maltatoday.uberflip.com/i/1494707
11 NEWS maltatoday | SUNDAY • 12 MARCH 2023 impact is expected to be great- er in the winter months than in summer. In December the shadows of the buildings will affect parts of Pembroke's resi- dential zones until 2pm. In the same period the sandy beach will be affected by the shadows of the new buildings at about noon, with the impact being felt till the evening. In spring and autumn, build- ings in the area will overshad- ow the valley till 10am, with the shadow lasting till 1pm. In the same period the shadow of the southern cluster will start affecting the beach at about 1pm. At about 3pm, it will be joined by the shadows from the northern cluster, until both shadows will cover most of the bay by 6pm. The significance of the impact on the beach would range from "moderate to high", depending on the time of day. In June the shadows of the northern cluster will appear on the beach at 4pm. Initially these will cover about 50% of the sandy area. By 6pm these shadows will cover "all the sandy beach". Overall, the EIA concludes that this impact of shadowing throughout the year will range from "low to moderate" giv- en that the impact of shadows "varies from season to season and during the day". Microclimate: windier in winter Pedestrians will encounter "uncomfortable wind condi- tions" during the winter sea- son. But the study also includes mitigation measures to address these impacts. These include the installation of planters and 3m- -tall trees and moving the intended seating area to an ar- ea with calmer sitting use wind conditions. Focus on daily car trips In the excavation phase, five construction vehicles will be entering and exiting the site every hour on each working day, resulting in a maximum of 160 inbound and outbound heavy vehicle trips per working day. This will drop to 80 trips when the first phase of the pro- ject is completed. On comple- tion, an additional 2,214 car trips will be generated by the offices and hotels on a daily ba- sis, 55% of which by private cars while 45% will be generated by coaches, mini-buses, taxis, car- pooling, and public transport. The development will include 1,365 parking spaces. Impact on cave to be strictly monitored The north-eastern corner of the Villa Rosa site is located close to the underground Għar Ħarq Ħammiem. But since the ceiling of the cave is located 23m below excavation level, the impact will be limited. EIA consultants recommended a "a chainsaw cut to be made at the closest excavation line to introduce an air gap between the site to be excavated and the cave". Works in vicinity of the cave will be continuously mon- itored during the works. The EIA concludes that the level of significance of the impact on the cave "would vary from in- significant to high depending on the quality of construction site management." 215,000 cubic metres of construction waste Construction will take five years, with close to a year for demolition and exca- vation, which will generate 215,000cb.m of topsoil and limestone (lower coralline and lower globigerina), that is expected to be disposed in Camilleri's own quarry, poten- tial re-use. Noise and vibrations may disturb birds and bats Noise and vibrations dur- ing construction is likely to disturb birds, bats, and small mammals, particularly in Wied Ħarq Ħammiem, and may cause these to relocate from the site and adjacent areas. But the EIA notes that con- siderable excavation and con- struction has already taken place in the surrounding areas, presumably generating a simi- lar impact. Cultural Heritage: Palazzo's dominance will be challenged The dominance of Palazzo Villa Rosa on the landscape will "be challenged by the presence of the two towers". Excavations next to it and the underground Ħarq Ħammiem cave will be planned and managed in ways designed to "protect the integ- rity of the building and features in question". Close attention will be needed to safeguard the integrity of the Palazzo and a tunnel underneath the garden. The level of significance of the impact would vary from "insig- nificant to high" depending on the quality of construction site management. Visual Impact: No right to a view The impacts on both the landscape and visual ameni- ty are expected to be of "high significance", given the scale of the development. "One should expect these impacts to be con- sidered adverse by receptors who have an intimate famili- arity with the area (e.g., long term residents) and neutral by others who are either visitors or employees in the business establishments in Paceville." But while the blocking or in- trusion of views is an adverse impact, the EIA says the pro- tection of existing views is not generally regarded a material consideration when develop- ment applications are evaluat- ed and determined. Economic impact Consultants E-Cubed say the project will generate €74.8 million in value added with an overall economic impact of €116.4 million. Investment in construction over five years will cost over €305 million, but over the next 65 years, the in- ternal rate of return (IRR) will be of 10.78%. The need for ser- viced apartments for longer- stay tourists, digital nomads and retirees, a specific niche, are built on future projections of 3 to 3.2 million tourists an- nually, 24,000 of which will be hosted at Villa Rosa. Construction will take five years, with close to a year for demolition and excavation, which will generate 215,000cb.m of topsoil and limestone