Issue link: https://maltatoday.uberflip.com/i/972198
8 JAMES DEBONO AN early 20th century British of- ficers' mess that once housed the Holiday Inn hotel has not yet been scheduled despite a recent exercise to protect historical Sliema houses by the planning regulator. The Planning Authority sched- uled 47 buildings over the past five months but it is still deciding whether to grant protection to the Fort Cambridge officers' mess in Tigné, despite repeated requests by the local council to do so. A spokesperson for the PA con- firmed that that "discussions on the proposed scheduling of the Fort Cambridge officer's mess are still ongoing" and "no decision has yet been taken." The scheduling of the barracks would have a bearing on the ap- proval of a 40-storey tower hotel right on top of it – by the same developers of the Fort Cambridge apartments – because the policy allowing unlimited floors on land- mark hotels does not apply to scheduled sites. According to plans submitted by developers Gap Holdings, only parts of the façade of the building will be retained to be included in the fabric of the new high-rise ho- tel. MaltaToday is informed that the Sliema council's request for the building's protection was consid- ered by the PA's executive council in January, in a meeting chaired by PA executive chairman Johann Buttigieg. But no decision was taken. In- stead the PA's planning directorate was requested to provide additional information prior to a final deci- sion. Four months on, no decision has yet been taken. The Sliema council had written to the PA in December 2015 de- manding the inclusion of the offic- ers' mess, the only remaining part of the Fort Cambridge barracks, in the list of protected historical buildings. The building was already on the PA's waiting list for buildings mer- iting protection before the council made its formal request, as con- firmed by a PA spokesperson in 2015. Changing goalposts The officers' mess is earmarked for a 40-storey hotel. Developers are involv- ing a new policy on hotel heights that al- lows four- and five-star hotels to add any num- ber of storeys over and above the maximum heights allowed in the Local Plan, as long as the resulting design "constitutes a landmark having unique aesthetic character- istics within the urban context". But the new policy on hotel heights does not apply to devel- opment on "scheduled sites" like historical buildings, such as the former military barracks – which were part of Fort Cambridge – if the then officers' mess were to be scheduled. A PA spokesperson had told Mal- taToday in 2015 that the site "has been proposed by MEPA for grade two protection". Such a designation would only permit internal alterations and the removal of more recent accretions. Yet in the past the PA has ap- proved the addition of extra floors on protected buildings like Mer- cury House in Paceville – allowed using the Floor Area Ratio mecha- nism which compensates vertical development with the creation of new open spaces. Unlike the policy regulating hotel heights, this policy does not exclude scheduled sites. The policy regulating the Floor Area Ratio mechanism identifies the Tigné peninsula as an appro- priate location for high-rise devel- opments. But this is conditional on creating new open spaces which is not the case with the proposed de- velopment. How valuable is the officers' mess? The Fort Cambridge officers' mess was built between 1903 and 1905. The building was designed according to the standard Officers' Mess designs that were used dur- ing this period. In 1915 the build- ing was used as a military hospital. The conversion of the barracks into a hotel in the 1980s resulted in the removal of the main porch in the north façade while existing rooms were converted into double bedrooms. "Though various non- historic internal alterations were carried out over the years, it is still believed that much of the fabric is of significant quality, meriting fur- ther study and preservation," a re- port sent by architect Edward Said on behalf of the Sliema local coun- cil concluded. The local council insists that its architectural, military and social history are clearly evident and wor- thy of recognition, and wants the PA to designate "a suitable buffer zone around the building so that its context is still legible." The PA's own Fort Cambridge Development Brief approved in January 2006 had describes the barracks as a "landmark building" to be retained due to its historical and architectural importance, and as a buffer between new higher de- velopment on the site and the sur- rounding residential blocks. "No additional floors over the third floor will be allowed over this landmark building," the brief had warned. But since the new policy on high- rise buildings approved in 2014, any new development will not be restricted by this brief. According to Paul Attard, direc- tor of Gap Holdings, the effect of the hotel tower on the landscape has to be seen in the context that the Tigné peninsula now being ear- marked as a high-rise area in the recently approved policy regulating building heights. "Therefore, more high-rise build- ings are expected to complement one another," Attard told MaltaTo- day in 2015. The hotel's environment impact assessment report confirms that the Tigné officers' mess would mer- it a Grade 1 Level of Protection as was the case with similar buildings in Pembroke. However, due to irre- versible changes when the building was transformed into a hotel, the report argues that its character "has definitely been altered". But it continues: "Nonetheless, given its importance and given that many of the other barracks in the area have been altered, the building should be given a Grade 2 Level of Protection". The study also warns that inte- gration of its facade into the lower floors of a high-rise hotel means its "mere existence as a free-standing structure will be forever lost" and the military heritage of the area "further de-contextualised". jdebono@mediatoday.com.mt News maltatoday SUNDAY 22 APRIL 2018 Rural Development Programme for Malta 2014-2020 Part financed by the European Union Co-financing Rate: 75% European Union; 25% Government of Malta The European Agricultural Fund for Rural Development: Europe investing in rural areas Date: 22 nd April 2018 European Agricultural Fund for Rural Development 2014-2020 ANNOUNCEMENT Measure 11 – Organic Farming The Director General Funds and Programmes Division, within the Parliamentary Secretariat for the EU Funds and Social Dialogue, would like to announce that applications are being received for support under sub-measure 11.1, 'Payment to convert to organic farming practices and methods', and sub- measure 11.2, 'Payment to maintain organic farming practices and methods', under the Rural Development Programme (RDP) 2014-2020 for Malta. Sub-Measure 11.1 – 'Payment to convert to Organic Farming practices and methods' Sub-measure 11.1 provides support for farmers and groups of farmers to convert part or all of their production to organic farming practices. Support payments for conversion shall apply for a maximum period of two years. Parcels that received support in the past are not eligible under sub-measure 11.1. Sub-Measure 11.2 – 'Payment to maintain organic farming practices and methods' Sub-measure 11.2 provides support for farmers and groups of farmers to maintain organic farming practices (for a minimum of 5 years). This measure shall also provide support for farmers, who are already certified as organic producers and who have not benefitted under sub-measure 11.1, to maintain organic farming practices. For both M11.1 and M11.2, parcels must be registered with the certification body (Malta Competition and Consumer Affairs Authority – MCCAA) Launch The guidelines of the calls, together with all the details, are available on the Managing Authority webpage: www.eufunds.gov.mt. Further information may be obtained from: www.eufunds.gov.mt or by email: rdd.meae@gov.mt. Scheduling curveball that could rumble 40-storey hotel PA yet to decide on scheduling of Fort Cambridge's officers' mess – could halt plans for 40-storey hotel The new policy on hotel heights does not apply to development on "scheduled sites" like historical buildings, such as the former military barracks – which were part of Fort Cambridge – if the then officers' mess were to be scheduled