Issue link: https://maltatoday.uberflip.com/i/1517369
7 maltatoday | WEDNESDAY • 13 MARCH 2024 NEWS JAMES DEBONO jdebono@mediatoday.com.mt Xemxija: High rise footprint limited to 5,000sq.m after agreement with PA A proposed 13-storey building in Xemxija will limit its footprint to 5,000sq.m after agreement with the Planning Authority, docu- ments accompanying the applica- tion show. A Project Description Report presented by architectural firm DeMicoli and Associates on behalf of Chetgau Ltd refers to a meet- ing with the Planning Authority where "it was agreed that the foot- print of the building should be in the region of 5,000sqm." The document states that through the Floor Area Ratio mechanism the developers would be entitled to develop 7,000sq.m of the 14,000sq.m site but the foot- print was reduced in agreement with the Planning Authority. MaltaToday is informed that the Planning Authority regularly holds meetings with proponents of major projects to guide their proposals in terms of planning policies, but any indications given in such meetings are not binding on decision making boards. Plans presented to the authority show that the two underground parking levels will be developed over a footprint of 6,653 sq.m while the building will occupy a footprint of 4,257sq.m. The FAR policy is a mechanism through which developers can ap- ply for tall buildings if they keep half the site as a public open space. But the FAR policy specifical- ly excludes ridges like the one in Xemxija from the areas where tall buildings can be allowed. In this case the situation is fur- ther complicated by the approval of another high-rise development on the neighbouring Mistra vil- lage site which is being challenged in a pending appeal. The Mistra development was originally approved before the FAR policy came in place but was renewed after this policy was ap- proved. The report on the new 13-sto- rey building application refers to the various species of endemic orchids present on the site ear- marked for the development but states that the plan takes this in consideration avoiding develop- ment in the areas with "the most intense location of the orchids". The architect's statement also underlines the developer's com- mitment to merge the edges of the building with the surrounding landscape. "The building is terraced to re- duce impact on the valley and on the existing buildings. The terrac- es are also an opportunity to plant extensive greenery and trees cas- cading down to the landscape". And to mitigate the visual im- pact on its surroundings DeMicoli suggests the "use of greenery on the roofs and terraces" and "mem- ory frames in the colours of the orchids on site" meant to create "a strong visual link to the location." Moreover, existing Cart Ruts have been surveyed and noted and the development will be "sensitive to the context and incorporate the remains into the design". It also seeks to turn the new building in- to "the high point in the existing skyline of Xemxija". The document includes several 'visualisations' of the new devel- opment which confirm its massive scale while including substantial landscaping including green walls as well as the 'memory frames'. Significantly the neighbour- ing Mistra village development, which is still the subject of a pend- ing appeal is depicted in the vis- ualisations of the project. These visualisations are not con- sidered as photomontages which follow scientific parameters to es- tablish how the development will look like when seen from specific viewpoints. In fact, the Superintendence for Cultural Heritage is now demand- ing real photomontages showing clearly how the development will impact on the surrounding land- scape. In its preliminary reaction the SCH described the site of the proposed development as a high- ly sensitive location, being partly within the Xemxija Area of Ar- chaeological Importance, and within a cultural landscape that is known for significant archaeolog- ical features, including scheduled tombs and cart-ruts. On review of the documenta- tion as submitted, the Superin- tendence has expressed concerns regarding the possible impact the development could have upon the surrounding cultural heritage, as well as the visual impact it would have upon the surrounding cul- tural landscape. To address these concerns the SCH has demanded the presentation of a visual im- pact assessment which includes photomontages in line with the PA's Best Practice guidelines for visual simulations. Moreover, due to the site's ar- chaeological sensitivity, "any works at this location will be sub- ject to archaeological monitor- ing." So far more than 450 objections against the development have been submitted by the public. The St Paul's Bay local council is also objecting. Residents who attended a pro- test on Saturday organised by Moviment Graffitti and other NGOs, want the area to be re- tained as an open space and have expressed concern on the impact of the development on the natural environment and their quality of life. The development is being pro- posed by Chetgau Limited, a com- pany which was owned by Tony Gauci and Yvette Chetcuti, the spouse of former MDA president Sandro Chetcuti. But MaltaToday is informed that Checuti's share has been bought out by the Gau- ci family. The company does not own the land in its entirety, but it claims to have the consent of the other owners. This claim is, how- ever, being contested by six land- owners who insist that they had not consented to the application. Developers present 'visualisations' showing cascading green landscaping, but Superintendence for Cultural Heritage calls for real photomontages while expressing concern on the impact of the development on the surrounding landscape Visualisation of 13 storey development which includes memory frames in the colours of the orchids on site meant to create "a strong visual link to the location."