Issue link: https://maltatoday.uberflip.com/i/1510993
8 maltatoday | SUNDAY • 5 NOVEMBER 2023 NEWS Hamrun's glazed floor townhouse angers watchdog as PA policies flouted JAMES DEBONO THE Planning Authority's plan- ning commission has approved the addition of a contemporary glazed floor to a row of late 19th-century townhouses near the San Gejtanu parish church in Hamrun. The approval was granted de- spite strong objections from the Superintendence for Cultural Heritage (SCH). The PA had originally also over- ruled the heritage watchdog by is- suing an outline permit in 2018 to establish the development param- eters for the corner site just 15m off the church. In 2020, the PA's appeals tribu- nal (EPRT) revoked the full devel- opment permit issued by the PA, requesting new plans to eliminate any extensive excavation. The latest plans eliminated the un- derground floors and preserved a reservoir linked to the historic Wignacourt aqueduct. But the planning commission chaired by Martin Camilleri has once again overruled the SCH, by granting final approval for the internal demolition of the town- houses and the erection of a new glazed floor. Paul Borg's application is for ground-floor retail shops and a three-story office building the two-storey townhouse facade will be approved, under SCH approv- al for a restoration method state- ment. But the SCH said the proposed glazed floor above was "unac- ceptable" noting that it involves "the total gutting of the houses, sparing only the entrance hall and facades." This, according to the SCH, will result in the demolition of historical fabric and the de- struction of architectural spaces within properties that hold archi- tectural and historical value with- in the UCA (urban conservation area). The Superintendence expressed "grave concern" that the proposed heights and volumes will compro- mise the streetscape and have a "negative and irreversible impact on views and vistas of the Hamrun Parish Church" especially when viewed along the major thorough- fare, the St Joseph High Street. The SCH said the proposed in- crease in height and volumes was incompatible with the spirit of the church's Grade 1 status and the PA's circular of 2020 aimed at protecting the context of sched- uled buildings. The Superintendence had previ- ously demanded photomontages to assess its impact on views of the church, but instead of presenting a visual assessment based on re- al photomontages, the developer simply presented a line drawing. The SCH insisted that the rendered images cannot be considered as photomontages, since they do not depict the proposal in its context, adding that useful photomontag- es should be based on viewpoints within the adjacent streets. The Superintendence also not- ed that although the dominant height along the St Joseph High Street are two-storey houses, the application still proposes a sub- stantial increase in heights and volumes in the UCA. "This height increase will exceed the height of the adjacent building along Triq il-Kbira San Guzepp and will ex- ceed the dominant height within the block." It argued that the proposed con- temporary design was incompat- ible with existing historical prop- erties and the UCA, and that this contradicted planning policies aimed at creating harmony be- tween new and existing buildings. Hands tied by outline permit The case raises questions about the outline permitting system, which often sees the PA approving the massing and height of projects before conducting a more detailed assessment. The system had been scrapped in the planning reform of 2012 but was reintroduced by the Labour administration in 2015. In its ob- jection, the Superintendence also expressed its "surprise and grave concern that this Outline Permit was approved, despite the very strong objection expressed by the Superintendence." The development will result in a shortfall of 20 parking spaces, which will be compensated by a contribution of €155,000 to the PA's parking fund. Originally, the project also involved extensive excavation but revealed an under- lying cistern associated with the Wignacourt Aqueduct. Hands tied by PA's 'outline permit' issued against the advice of heritage authorities, which means extra glass f loor on gutted 19th century townhouses next to San Gejtanu church will jar with streetscape