Qui-si-sana Development Plan

I happened to obtain a copy of the Qui-si-sana Development Brief and it made me wonder if the ultimate aim is to have another Paceville next to the two mega-projects designated for this area. When one reads the brief and studies the plans for the whole Qui-si-Sana/ Tigné peninsula one can sum it up as follows:

* The building of a town at Tigné Point, not accessible to the general public and free from surface traffic.

* The building of a "Town Square"

* The building of a huge underground car park spewing out poisonous fumes through its necessary ventilation system.

* Diversion of all traffic to pass through Qui-si-sana.

* Making life miserable for the Qui-si-sana population

* Embellishment of the existing gardens, a good thing at first sight, but with a proviso that this will include public/tourist entertainment.

The plan, as envisaged by the Planning Authority, is flawed from the start because it simply ignores the rights of existing residents of this peninsula who, up to now, have been living in relatively peaceful surroundings. The authority fails to defend their rights, and transfers the peaceful ambience of Qui-si-sana to the projected new town at Tigné Point.

It seems morally wrong to me to ruin the lives of existing residents in order to create huge projects with complete lack of consideration for those whose lives will be affected. This is what will happen if the proposed projects are carried out as planned.

When one starts reading the purpose and scope of the brief one finds the following:

"Given the high residential population in the area and the intensity of economic activity... there are particular problems relating to congestion, parking and open space."

It continues to explain the problems facing Sliema residents caused by parking and the consequent noise pollution associated with traffic. However, it fails to mention the very serious problem of air pollution, i.e. poisonous fumes generated by this traffic, which is a very serious health hazard.

The tragedy of this plan is the projection of making available more spaces, for even more cars, to drive into a cul-de-sac i.e. the Tigné peninsula, which then have to drive out again. To me, this is illogical planning. The funnelling of existing traffic flow into this cul-de-sac will be on top of the traffic that the two mega-projects will bring.

The brief should have looked at finding ways to relieve the burden of the already excessive in- and outflow of traffic in Sliema and to improve its environs. It is just incomprehensible to me to continue constructing on any open space we can lay our hands upon. An idea could be to transform part, or all if necessary, of the old stadium into a properly regulated car park combined with an efficient park and ride bus service, which could serve Gzira, Sliema and Tigné. Employees and visitors to these areas would be able to leave their cars safely in this car park and proceed by public service.

Likewise, the ferry service to the Marsamxett side of Valletta could be improved to include efficient public transport to carry people from the ferry directly to the centre of Valletta and the bus terminus. It has been found in other countries that the reason people refrain from using public transport has been because the service offered was inefficient and unreliable. When these services have been upgraded, people have come to realise that it is in their own interest to use these services and they have become viable and popular.

Surely, it is important to use places which are already in disrepair and abandoned, rather than create more development in "green" areas that can be either left as natural areas of beauty or sensitively embellished for enjoyment by all. As we know, these areas are becoming rare in Malta.

The implementation of the residential parking areas have nothing to do with the building of another car park when three other car parks (the Chalet, Town Square and MIDI project) are already projected for this area. The residential parking scheme should have long been implemented and not linked to any development. The Commuted Parking Payment Scheme (CPPS) funds could be better spent, directing traffic underground from the beginning of Qui-si-sana to link with the proposed underground Tigné Point link road rather than concentrating on constructing a car park, whose viability is in great doubt.

This fact comes out from the brief itself that permits the contractor to include "an underground innovative visitor attraction", whatever this may mean? Restricting surface parking areas does not necessarily need alternative off-street parking, rather introducing forms of restricting traffic flow into the area. After all, we all see the necessity of improving the quality of life of the population as a whole.

Other objectives of this scheme include structures above ground level of a catering nature. We all know what happened to a stretch of the foreshore in front of the Suncrest Hotel, Qawra. That development was abused and denigrated the whole area.

Qui-si-sana definitely needs the embellishment of the existing gardens and upgrading of the promenade, which should extend around Tigné Point. The gardens should be designated as gardens only, free from commercial activity. Once completed, the local population and visitors may then be able to enjoy walking around this beautiful peninsula, taking in the unique panoramic view of Valletta and, more importantly, allowing them to enjoy this beautiful view in peace and tranquility, free from poisonous fumes. This should be the main tourist attraction.