Issue link: https://maltatoday.uberflip.com/i/368911
maltatoday, SUNDAY, 24 AUGUST 2014 News 5 Tower Road set for traffic gridlock Transport Malta commits to junction upgrading because of foreseen Tower Road gridlock JAMES DEBONO THE junction between Tower Road, Sliema, and Qui-Si-Sana will become critical in five years' time as a result both of nationwide traf- fic growth and the traffic generated by a number of developments ap- proved in recent years. This emerges from Transport Malta's assessment of traffic studies related to the incorporation of the naval clinic façade into a commer- cial development. Transport Malta is not objecting to this development despite the critical traffic situation in the area, but is committing itself to upgrade the junction in the future. The development proposed by Gasan will include seven storeys above the historical building and three underground levels. In correspondence published on the website of the Malta En- vironment and Planning Author- ity (MEPA), Transport Malta (TM) reiterated its commitment "to up- grade this critical junction" when required in the future, using the most "appropriate, technically fea- sible design" in order to minimise expected traffic queues and delays. Despite the expected traffic problems on this junction, TM is not ob- jecting to the develop- ment proposed by Gasan but is insisting on a sepa- rate traffic management application with regard to loading and unload- ing spaces on Triq Ghar il-Lembi. The planning applica- tion foresees the res- toration of the existing façade, which is the only structure remaining from the clinic, and the sanctioning of the total, internal demolition of the building. It also foresees the construction of an apart- ment block with offices at ground and first floor levels, and commercial outlets at the lower level and ex- tending below a new public garden located on an external piazza. A restaurant is also being pro- posed in the garden. The develop- ment will include two levels of un- derlying basement garages. The naval clinic, a military hos- pital dating back to the nineteenth century, is a Grade 2 scheduled building, for which permits to de- molish "will not normally be given" according to the Structure Plan. But MEPA rules allow alterations to the interior if they are carried out sen- sitively. In June 1996, a bizarre decision by the MEPA appeals board decreed that the façade should be dismantled in its entirety and actually re-erected somewhere else. But in 2003, MEPA refused an application to erect a basement car park on four levels as well as ground floor shops on the so-called 'pjazzetta', including the demolition of the naval clinic. MEPA said the total demolition was "unacceptable" and contrary to the structure plan Gasan Group is also proposing a mega development, which includes a 34 level tower next to the sched- uled Villa Drago. No objection from Superintendence The Superintendence for Cultural Heritage is not objecting to the de- velopment. In a letter sent to MEPA in June the Superintendence noted that the latest proposal "reflects long stand- ing design negotiations with MEPA" intended to create a viable project with a "positive public gain" for the urban environment. In its letter the Superintendence notes that the project will ensure the restoration and integration of the surviving historic façade. It also noted that the triangular piazzetta would be retained as an open space "ensuring high visibility of the his- torical façade and gateway pillars." But the Superintendence also noted that the construction of base- ment garages would inevitably re- sult in "the loss of a subterranean rock cut corridor." As a mitiga- tion measure the Superintendence is calling for the "mapping and re- cording" of this feature. As for the request made in the application to sanction the illegal works which led to the demolition of the historical building's interior the Superintendence passed the buck back to MEPA, arguing that "the sanctioning of such illegal works falls under the responsibility of MEPA". According to the present law MEPA cannot sanction any devel- opment carried out illegally on a scheduled site. But in disagreement with its own appeals tribunal MEPA insists that this prohibition is not applicable to applications presented before 2011. The Superintendence's stance contrasts with that of MEPA's in- ternal heritage watchdog, which had objected to a new eight-storey development incorporating Sliema's old naval clinic. The Heritage Advisory Commit- tee described the proposal "objec- tionable from the aesthetic point of view" as it does not "give due prom- inence to the existing façade of the naval clinic". sitively. decision by the MEPA appeals board decreed that the façade should be dismantled in its entirety and actually re-erected somewhere else. refused an application to erect a basement car park on four levels as well as ground floor shops on the so-called 'pjazzetta', including the demolition of the naval clinic. MEPA said the total demolition was