Issue link: https://maltatoday.uberflip.com/i/376810
maltatoday, SUNDAY, 7 SEPTEMBER 2014 News 9 policy: Babel or foresight? Qawra are localities where build- ings of over 11 storeys can be de- veloped on any site surrounded by four streets irrespective of its size. It also designates Marsascala as a locality where medium rise devel- opment twice the local plan limita- tion can be considered. Moreover in all other Maltese lo- calities development twice the lo- cal plan height limitations but less than 10 storeys can be considered on sites which are greater than 4,000 square metres which are sur- rounded by streets on all sides. But the newly approved policy on hotel heights allows three catego- ries of hotels to apply for height increases over and above the addi- tional two storeys applicable for all hotels in the development zones and outside UCAs. These include hotels which are sited on 5,000 square metres of land, hotels which are surrounded by streets on all sides, and all stan- dalone hotels. So technically a standalone 11- storey hotel set within the devel- opment zone in Gozo or Mellieha may have a chance of being ap- proved but this is not possible for any other sort of development. An over-supply of rooms? The new policy has been driven by government policy and not by any study on tourism trends. In fact replying to the Sliema coun- cil's call for studies to justify the addition of hotel rooms, the MEPA simply replied that the policy as directed by the government is to aid "existing hotels in maximising their economies of scale through an increase in quality tourism ac- commodation". But the Sliema council noted that the policy is not underpinned by any national tourism policy. "There are no projections as to any increase in demand which justifies the need for added hotel bedroom," the council noted. Neither is there any study which evaluates the impact of the added supply of beds in each hotel cat- egory. The council also noted that tourism policy in the past years sought to encourage accommo- dation in boutique hotels, which regenerate historical scheduled sites in Urban Conservation Ar- eas. The council also asked whether any impact on the provision of agritourism and boutique hotels has been evaluated in determin- ing the height limitation policy. "Will the investment poured in the agritourism and boutique ho- tels be lost in view of the slashing of prices in hotel accommodation created by the risk of an oversup- ply of hotel accommodation?" The council also noted that On- line booking sites, such as Airbnb are resulting in more travellers seeking alternatives to hotel ac- commodation, both for a more lo- cal experience, as well as to have more privacy than is offered in a hotel. "Has this trend of renting room space been considered in this drive to add more hotel bedrooms which is not in synch with current trends?" Significantly although it was the MHRA which insisted on extend- ing the new policy to cover new hotels apart from existing ones, it has also expressed concern on the risks posed by an over supply of beds. "More beds will also precipitate seasonality problems, as this means that we will have more beds to fill in during the winter months". According to the MHRA a stra- tegic direction is needed which guides the industry on the optimum number and types of accommoda- tion required that could register the best yield for the industry. Parking concerns addressed One of the concerns seriously ad- dressed by MEPA in the new policy document is the impact of higher hotels on the provision of parking. The policy requests on-site park- ing provision for any additional storeys and does not allow hotels to pay for lost parking spaces through the "commuted parking scheme" –which is supposed to finance in- vestment in new car parks. However, the policy still contains a loophole envisioning instances where on-site parking may not be possible. In such cases MEPA in conjunction with Transport Malta should "either deem that the traf- fic and parking capacity of the area can take the additional traffic load or the proponent indicates alterna- tives, which may include transport related compensatory measures". Still no such loophole exists for height additions of more than two storeys. This is because hotels adding more than two storeys will have to cater for the additional park- ing needs either through on-site parking or through parking facili- ties situated within a 250-metre radius. jdebono@mediatoday.com.mt PHOTOGRAPHY BY RAY ATTARD From left: MTA chief executive Paul Cutajar, MEPA CEO Johann Buttigieg and MEPA Chairman Vince Cassar