Public stands to benefit from project - architect

The architect of the proposed Qawra high-rise development maintains that the public stands to benefit from the project, "gaining over 3,600 square metres of landscaped, public, open space which would provide a green lung to the densely populated areas of Qawra".

Responding to objections from a number of residents, who are setting up a group to oppose the development, Stephen Mangion, of Mangion, Mangion & Partners, on behalf of developer Nazzarenu Vella of Vellsix Ltd, said the two proposed piazzas would create a pedestrian route, linking the two streets, Triq in-Nakkri and Triq it-Tamar, on either side of the development.

The high-rise development, still in a conceptual stage, is being promoted as a landmark building of high quality, offering spectacular views and substantial, underground, public parking.

Four of the 31 floors of the development are completely underground and another is below one of the two roads, meaning that only 26 storeys are completely above street level.

The design was not final and subject to refinement, Mr Mangion said.

Contrary to what has been claimed, property prices in the neighbourhood were likely to rise once the project was completed, which was what had happened in the case of Portomaso, he said.

In reply to protests by some Qawra residents against the proposed tower, Mr Mangion explained the concept of floor-area ratio, which was being employed within the design of the development. The recently-adopted Malta Environment and Planning Authority policy allowed a developer to exceed the usual height limitation on a tract of land so long as the overall volume of the building was retained. In other words, the higher the building, the smaller its footprint.

Mr Mangion said the policy safeguarded the interests of surrounding buildings and ensured the creation of a substantial amount of public, open space, which was lacking in Qawra.

The adoption of the floor-area ratio ensured that the resulting building would have the same density had the site been developed to the usual height limitations, Mr Mangion explained. Therefore, the argument that the existing infrastructure and road network could not cope with the demand being imposed by the development was not valid.

In answer to complaints by residents of Triq l-Imhar, who are claiming the proposed tower would be relatively close to their backyards, rather than in the centre of the site, Mr Mangion explained that the movement of the sun from east to west meant that the residents would never be affected by the shadow cast by the building.

With regard to the underground car park, which residents said would only be to the benefit of the developers, Mr Mangion said it would not only provide for the needs of the proposed development, but also for the surrounding area. Qawra and Bugibba had a considerable parking problem and the project could alleviate it, reducing on-street parking, he said.

"There is absolutely no reason for the excavation (of the underground car park) to cause any damage to third parties and every precaution would be taken to ensure that no one suffers any damage," Mr Mangion said.

As to having a commercial entity within a residential zone, Mr Mangion explained that any developer of a plot of land within the area could apply to the MEPA for a change of use from a ground-floor garage to a shop, or a commercial outlet.

No special concessions were, therefore, involved for the proposed development, which provided for one level of commercial activity above each of the two streets, he said.

The MEPA was considering what type of commercial outlets would be appropriate in the building. They would have to service the development and could possibly include a playschool, a mini-market, a pharmacy, a beauty salon and a limited entertainment area.

The public had been informed by the MEPA during the public consultation exercise last month that they had 15 days to send in their suggestions.

During the presentation of the project's rationale, which was held over a whole week, a suggestions' box was available for visitors to deposit their comments and feedback.

Mr Mangion maintained it was "unfair" that residents were pressurising the local council to take a stand for or against the development prior to the completion of further studies, such as the environment impact assessment and the traffic impact statement, which would determine the effects of the proposed development on its surroundings.

Vellsix Ltd had submitted an application to the MEPA for an outline development permit for the major project and is awaiting the terms of reference for the studies that needed to be carried out.