Issue link: https://maltatoday.uberflip.com/i/565097
maltatoday, WEDNESDAY, 2 SEPTEMBER 2015 7 JAMES DEBONO WHEN wind hits a tall building it can be pushed down towards the pavement where it swirls around and creates wind tun- nels. It's called the Venturi Effect or Downwash – chairs and glasses can be literally blown off ta- bles due to the changes in wind conditions although the effect can be substantially mitigated through the use of wind break- ers like canopies. Wind studies are obligatory in EIAs for high-rise buildings but no such studies were requested by the Malta Environment and Planning Authority before the approval of a new 16-metre tower in Gzira. An unpublished Project Development State- ment, extracts of which were published in a case officer re- port, noted that the significant increase in the height of the development could potentially have implications for wind cir- culation around the develop- ment and the wind microclimate of the surrounding streets. But it emerges that no such studies were ever carried out. "Studies on the possible chang- es to the wind microclimate in the area of the development were not requested by either the Planning Directorate or any of the agencies/departments con- sulted during the processing of the application," a spokesperson for MEPA told MaltaToday. As for shadowing, a sun path study was carried out to show the shadowing of the proposed development. The study showed that the surrounding streets are already shaded and the project will mostly impact surrounding roofs, depending on the time of the day. When asked why the Project Development Statement was not published, the MEPA spokes- person replied that since the application did not qualif y for an Environment Impact Assess- ment, there was no need to pub- lish the PDS, which was not even required. According to the MEPA spokes- person the PDS was compiled by the developers on their own initiative. He also announced that the document will now be published on the website of the authority. The development, proposed by Jean Borg of ADMP Lim- ited, consists of a multi-storey, mixed-use commercial and residential development. It will include three basement park- ing levels accommodating 125 car parking spaces, landscaped public open space and cafeteria at street level with overlying of- fice space over a f loor area of 4,435sqm, and 10 residential units. An application for a four-storey and penthouse development on the same site was approved by MEPA in 2011. This means that the impact of the project was al- ready partially addressed before developers opted to apply the f loor area ratio – a mechanism through which building height is raised to increase surround- ing open spaces. The application for the de- velopment was presented for screening in June 2014 and was only published on the MEPA website and newspapers in April 2015 after it was validated. This means that the application is be- ing approved in a record time of four months. News paves way for Fort Cambridge – Sliema council a 40-storey tower on top of it. The 2006 development brief is still legally valid and any chang- es to it have to be approved after amendments are issued for pub- lic consultation. The height limitation in the Tigné area was introduced "in order to conserve the ex-mili- tary barracks building", the brief reads. According to the brief, the existing ex-military barracks building "is to be retained due to its historical and architectural importance", but internal altera- tions are allowed. The development brief states that this building should act as a buffer between new higher de- velopment on the site and the surrounding residential blocks. "No additional f loors are to be allowed over this landmark building," the brief says. "Apart from its historical im- portance, (the building) also significantly contributes to the character, identity and local distinctiveness of the area," the Fort Cambridge development brief reads. In its written submissions on the new law, the Sliema coun- cil claims that by relegating the development brief to the bottom of the planning policy heirarchy MEPA is def ying the notion of subsidiarity. "There is no logic in creating precedence among policies, as all policies ought to be in line with each other," the council ar- gues. Moreover if, exceptionally, there is a conf lict between plans then the local plan and the de- velopment brief should take precedence as they are specific to the conservation and pro- tection required of a particular area. According to the council this article seems to be placed in- tentionally to undermine "the good work done under previous administrations in creating de- velopment briefs" which ensure sustainable development in spe- cific locations. "The Sliema Council is partic- ularly concerned about the im- plications of this new hierarchy on the application of a hotel to be developed on the Fort Cam- bridge site". No wind studies for Gzira tower NOTICE by the Electoral Commission The Electoral Commission notifies that: Sealed applications will be received by hand in the tender box at the Electoral Office, Evans Building, Triq il-Merkanti, Valletta, VLT 2000 up to 10:00 am of Tuesday 15th September 2015, for: Advert 1/15: Ballot Boxes to the Electoral Commission. Documents can be either downloaded from the Website www.electoral.gov.mt or collected from the Electoral Office, Evans Building, Triq il-Merkanti, Valletta, VLT 2000 (telephone number 25583100) from 08:00 am to 13:30 pm. Relegation of development briefs may be paving the way for a 40-storey hotel tower (above) No wind studies were requested by MEPA before the approval of a proposed 16-metre tower in Gzira