Issue link: https://maltatoday.uberflip.com/i/1504697
12 NEWS maltatoday | SUNDAY • 30 JULY 2023 JAMES DEBONO A proposal by the Beef Bar res- taurant in Bugibba for three single-point moorings and a 15m-long floating pontoon on the Serena Lido foreshore has been shot down by the Planning Authority's case officer. But the permit is still being en- tertained by the PA's planning commission which has post- poned its decision to ask the de- veloper to present documenta- tion showing the area in question is not a swimming zone. The case officer recommend- ing refusal of the permit has acknowledged that the area in question is not officially desig- nated as a "swimming zone" but warned that this will set a prece- dent for similar developments on this stretch of rocky coast, which would further limit public access to the foreshore. The case officer said the pro- posal runs counter to the North- west Local Plan, which excludes developments that compromise public access to the foreshore, as well as in breach of the Strategic Plan for Environment and Devel- opment (SPED), which states that new recreational facilities should not "restrict or interfere with physical and visual public access of the coast." But on Wednesday, the Plan- ning Commission chaired by Martin Camilleri postponed its decision to 20 September, giv- ing two weeks' notice for "more detailed information" as well as for correspondence from gov- ernment entities to determine "whether the site forms part of designated swimming zone". In an indication that the refusal of the permit might not be enter- tained, the Planning Commission asked that the case officer "assess the latest information, to clarify whether reasons for refusal have been addressed or otherwise and to prepare conditions." The Beef Bar restaurant wants the pontoon to serve as a landing point for seaborne customers, owing to its coastline location, between May and mid-Septem- ber before being dismantled. The pontoon and its gantry will cov- er a 600sq.m area, extending for 15m, with three single moorings some 55m off the coastline. AIS Environment, who penned Beef Bar's project development statement, acknowledged that the pontoon would increase mar- itime traffic, and "could lead to a domino-effect for the local com- mercial activities in the area". Annual anchoring of the float- ing pontoon may also cause phys- ical dislodgement of protected seagrass species and shading of underlying species. AIS claimed these impacts were minor in what is not a swimming zone, and possibly mitigated by erecting a silt curtain during con- struction. The Environment and Resourc- es Authority initially objected, warning that the pontoon would lead to up-take and formalisa- tion of the natural coast, which is still relatively open and pristine. It said it would create pressures for further development, and an undesirable precedent for similar future proposals in other sensitive areas. But subsequently the same authority had issued its clearance under several conditions, includ- ing on-site verification by a qual- ified expert prior to the laying of the platform. In its latest submission ERA rec- ognised that the proposal would introduce additional berthing facilities, currently limited to the nearby pontoon and jetty facili- ties to the west of the site. While noting this was not ideal from an environmental point of view and could lead to additional interven- tions in the area, ERA noted the "minor scale" of the proposed in- terventions, concluding that the environmental impact will not be significant. The site is a Special Area of Conservation, called Żona fil- Baħar fil-Grigal ta' Malta, a Nat- ura 2000 site hosting protected habitats like Posidonia beds and protected species, such as the en- demic and endangered Maltese Top-shell. Project architect Edwin Mintoff contends that the proposed inter- ventions are reversible and have a low visual impact. JAMES DEBONO AN appeal has been filed against the ap- proval of an 11-storey hotel in a residen- tial area in Parisio Street, Sliema, pro- posed by Malta Developers Association president and hotelier Michael Stivala. The appeal was filed by lawyer Claire Bonello and architect Tara Cassar on be- half of Moviment Graffitti, independent candidate Arnold Cassola, and 10 resi- dents. As proposed back in January, the prop- erty will replace an old, derelict farm- house standing between lower and upper Parisio street at the intersection with Triq Moroni. The hotel was approved in a part of Sliema that is zoned as a 'residential ar- ea' in the local plan, where hotels are not allowed. But the Planning Authority's case officer invoked a policy on 'consolidation and re- generation initiatives' – considering sim- ilar commitments just a short distance away on the Gżira seafront – that gives the PA flexibility in assessing tourism development if it is compatible with the surrounding neighbourhood. The generic policy only applies when the proposed building height does not ex- ceed the one found in the local plans, and when the development proposed does not "diametrically" contrast with the "thrust of local plan policies". But the appellants cite a local plan policy which clearly states that only hostels and not hotels can be allowed in residential areas. The policy is aimed at ensuring that "these areas remain an attractive place to live in and predominantly residential in use." Moreover, the local plan includes a specific policy cited in the appeal which limits the development of new hotels in Sliema to the "secondary town centre" in Tigné, the ex-Union Club site and the Fort Cambridge area. The policy states that hotel development in these areas should not spill over in to neighbouring residential areas. The appeal also cites the Planning Au- thority's public commitment during a public consultation on the local plan the Planning Authority held 23 years ago dur- ing which Sliema residents were told that "the construction of new hotels will be limited to specific areas within the Tigne peninsula". The appellant also shot down the in- vocation of the flexibility policy by the Planning Directorate since this proposal contradicts the thrust of the local plan limiting new hotels in Sliema to Tigné. jdebono@mediatoday.com.mt 'Beef Bar' pontoon for patrons in breach of policy Sliema residents appeal Stivala's 11-storey hotel permit Planning Authority told of negative precedent for coastal access, but Planning Commission postpones decision asking developer to clarify whether area is a swimming zone Residents refer to local plan policy limiting new hotels in Sliema to Tigné and past assurances that hotels will not spill over into residential areas