Issue link: https://maltatoday.uberflip.com/i/685221
7 JAMES DEBONO THE impact of the proposed high- rise 40 storey tower hotel in Qui-Si- Sana may make pedestrians rejoice, welcoming it as a symbol of Malta's "coming of age", the coordinators of an Environment Impact Assessment commissioned by GAP Holdings say. The authors of both the Landscape Impact and Cultural Heritage assess- ments both conclude that the impact of the proposed development on the cultural landscape and visual amen- ity will be of "very high significance" and "adverse". But the coordinator (ERSLI Con- sultants) of the assessment disputes this finding by pointing out that the conclusion that the impact is adverse may be "the subject of discussion" because there may be receptors who would consider the tall tower 'ben- eficial'. The coordinator claims that some receptors may see the imposing tower positively as a symbol repre- senting "Malta's economic and tech- nological coming of age, particularly since the 'tower' is often strongly as- sociated with the financial services sector" (even if the proposed project consists of a hotel). "For such receptors, the proposed development may be yet another contribution to the Maltese land- scape which reflects yet another chapter of Malta's post-Independ- ence economic history." The EIS also warns that given that the proposed hotel has the potential to encourage further commercial in- vestment in the streets (particularly Triq Tigne) linking the site with the two urban centres (Tigne and Town Square), there is the possibility that residents may be elbowed out of the residential area as their properties are taken over by commercial inter- ests. "The significance of this impact would depend on the manner in which such pressures are handled by the authorities through the Planning System". A study of the impact on the cul- tural heritage also warns that the building of a high-rise hotel will cre- ate more shadows in narrow streets such as Triq Sant'Antnin, Triq Pace and Triq Mattew Pulis. "These streets house a number of dwellings from the late 19th and ear- ly 20th century, that have become a rare sight in Sliema. Such shadows as well as the rise of modern structures, will further drain the area from the little remaining character of a sum- mer residence which Sliema once was in the 19th century". Officers' quarters proposed for Grade 1 scheduling Significantly the report reveals that the officers' quarters, parts of which are proposed for demolition, with only parts of the facades retained to be included in the hotel, have been proposed by the Planning Authority for Grade 1 protection which would preclude any development which would alter its context. No further reference is made in the study to the building's proposed scheduling. If the scheduling does take place the project cannot even go ahead. This is because demolition or al- terations which impair the setting or change the external or internal appearance of a grade 1 building, including anything contained within the curtilage of the building, are not allowed. The study warns that the disman- tling and the integration of parts of the officers' mess facade into the lower floors of a high-rise hotel means that its "mere existence as a free-standing structure will be for- ever lost". But the report also claims that in its current dilapidated state the struc- ture creates a danger to the com- munity and is adversely affecting the urban fabric of the area and is lead- ing to further damage being done to the structure itself by the natural elements as well as by human inter- vention. The cultural landscape of the area will not only be visually affected since the proposed development will be the focal point of Tigne, but the barracks and the military heritage of the area which still exists (Fort Cam- bridge) will be further de-contextu- alised. 6,000 more cars passing through Qui-Si-Sana The proposed development is expected to generate substantial amounts of traffic flows, particularly during the peak hours. The annual average daily traffic (AADT) of the road network of the offices which were previously ap- proved for the site was calculated at 530 vehicles, in comparison to an AADT of 1,527 vehicles which would be generated by the proposed hotel. Therefore, the net additional contribution to the AADT would be 997. This means that the twin devel- opment of the 38 storey tower pro- posed at Townsquare and the 40 sto- rey hotel would result in nearly 6,000 more cars passing through the area on a daily basis. This 'problem' should be ad- dressed, as is already being done, through policies and initiatives de- signed to reduce the dependency of many on the private car. Studies also show that the project will be creating "moderate wind conditions at the adjacent public garden". These conditions will be "suitable for standing and sitting for a short time." The major problem is caused by east winds. The report warns that "turbulent vortices are predicted in the zone adjacent to the north east and north west face of the building "due to the interaction of high and low pressure streams". maltatoday, SUNDAY, 29 MAY 2016 News 216 PAGES 40 PLANTS OVER 500 BIBLE REFERENCES Contrasting views about proposed Qui-Si-Sana high rise tower EIA claims that people may view 40-storey tower as symbolising a "new chapter" in Malta's economic development even if authors of other reports warn that it will have an adverse on cultural landscape Clockwise from top left: how the tower will look from Qui-Si-Sana, Gzira, Floriana and Valletta