Fiona Galea Debono
Mistra development given outline permit
Boomerangs at Mistra: Mepa board has taken a decision without being aware of the true visual impact of the development - Din l-Art Ħelwa
The outline development application for the redevelopment of Mistra Village was yesterday approved by the Malta Environment and Planning Authority board, giving rise to 868 residential units perched on the ridge in Xemxija.
The units would be standing at a height of eight or 11 floors, depending on the road level.
The project has been toned down, doing away with a 19-storey tower and reducing the units by 100. But the increased footprint was described as "massive" by environmental NGOs, who objected to the permit saying the visual impact was of major concern on a national level.
The approval would lead to a "dangerous" precedent for tall buildings on ridges throughout Malta and Gozo, the NGOs said.
An Environmental Impact Assessment, however, found minimal impact in several cases; and where it was major, it was changed to insignificant through mitigation measures, which would have to be overseen by a monitor. The dust impact on residents was considered to be minor by the EIA due to envisaged mitigation measures, while the noise disturbance caused by excavation (168,000 cubic metres) was downplayed to "temporary".
Environmental impacts would be major on the landscape, the area being of "very high landscape sensitivity", the EIS showed.
The directorate recommended application approval, saying the NW Local Plan, approved in 2006, had a specific policy for the redevelopment of the Mistra Village site.
But the Traffic Impact Statement (TIS) found the impact on traffic to be "major", particularly at the roundabout of Xemxija Hill, the main access to the site, affecting the link between the north and south of the island and the traffic flow even from Gozo.
The TIS found that traffic problems already existed and the roundabout would be "saturated" once the project was in operation.
Miriam Cremona from Flimkien Għal Ambjent Aħjar, said a vicious circle would be created due to the "enormity" of the development, with new roads having to be sought and cutting into the countryside, causing their own negative impact.
Environmental NGO Din l-Art Ħelwa (DLĦ) maintained that the Floor Area Ratio (FAR) should not be applied to ridges, and specifically the Mistra Village site, according to Mepa's own policy document, which the authority "seriously compromised" by approving the application.
DLĦ insisted on the need to have photo montages of the latest amendments, saying the Mepa board had taken a decision without being aware of the true visual impact of the development.
The application for the Mistra Village redevelopment was first submitted in 2004. It has evolved into a "boomerang" concept, whereby the blocks are in the shape of boomerangs.
In January, the application was deferred, pending the assessment of the updated EIA, which was completed in March.
In a statement pre-empting the approval of the application, the developers, Gemxija Crown Ltd, a joint venture company between JPM Brothers Ltd and Al Masalleh Real Estate Ltd of Kuwait, said Mistra Heights would boost the regeneration of Xemxija.
The project, which also includes commercial areas, is expected to be completed by 2012.
They said they took on board the remarks of the residents, NGOs and other interested parties during the public consultation process, and resubmitted the revised plans which, they claimed, addressed the initial concerns.
The company bought the former Mistra Village holiday complex in 2005 and the planned development costs now stand close to €250 million, half of which is direct foreign investment. It would be investing some €470,000 to protect and embellish the underground flour mill on the site.
A number of public facilities will be created, including recreational and convenience amenities such as a health and fitness centre and landscaped gardens over more than 40 per cent of the developable area, the company said.
Popular Stories
Update 3: Woman found dead in car,...
Updated: Woman dies in car crash
Part of Dwejra 'Azure window' collapses
Updated: Shot migrant in critical...
The end of the bar that ‘never closed’
Bundy does not know whether to...
This WAS the night - Kurt makes it...
Yana Mintoff: Family speaking to...
Petrol price up 6c
In Discussion
8 Comments
Post comment
Please sign in or create your Account to post comments.
Joseph Schembri
Jun 9th 2008, 02:20
I think Mepa should conduct a wind study on these buildings. The winds coming in from the sea and funneling through the narrow passage ways will not be so welcoming for the people living in these buildings.
Ben Grech
Jun 8th 2008, 03:41
A monstrosity if I ever saw one. The business owners of the area, along with the developers are probably the only individuals who think otherwise. Its a pity the residents of the area, along with the rest of populace (as this area is part of our natural heritage after all) have no say in the matter.
Nick Borg
Jun 6th 2008, 23:08
Yes, Malta does have a particular style, but remember that when the Knights first started building, their structures were most probably considered "monstrous" too...
Progress is inevitable and while some people like to live in the past, many want to live in the future. Just because it is old doesn't mean it is good, and if everything old were preserved by virtue of it being old, then there would be no space for new, and creativity would be stifled.
Given that so many of our forebears laid down their lives that we might be free, well, the price of that is that you just have to accept that you are not going to like everything that goes on around you. I personally think it is a great looking project and might stimulate growth in the north of the island, as well as forcing the government to do something about the connection between the centre and the north which is currently abysmal.
Welcome to the 21st century!!
Ivan Ellul
Jun 6th 2008, 19:25
When I read words such as the "regeneration of Xemxija" or other nice
words that these speculators say to cover up their shame for
destroying our landscape makes me sick. Please stop thinking that we
are stupid and have the guts to say the truth i..e. "make money no
matter what". And unfortunately the government is going on for the
ride and letting these senseless speculators ruin our islands.
Dion Borg
Jun 6th 2008, 19:19
When along the years, politicians, governments and what remains of MEPA will admit that this decision was at best short-sighted and at worse orchestrated....WHO will shoulder the responsibility and bear the liability for damages?
We need to know now.
Charles Camilleri
Jun 6th 2008, 15:20
It seems that there is no hope of stopping the ruin of what remains of this once beautiful island. For one reason or an other the speculators have always had their way reform or no reform at Mepa.
D Jones
Jun 6th 2008, 11:18
So the approved uglyfication of Malta continues unabated. So much for MEPA reform. Flimkien kollox possibili - especially if you are a developer.
Karen M. Zammit Manduca
Jun 6th 2008, 10:54
Geoffrey Said commented that , "The site was already a holiday complex with at least 6 to 7 storey buildings and he agrees that we re-develop on already disturbed ground rather then seek fresh pastures."
I do agree with these comments, but 6 to 7 storey buildings are NOT 8 or 11 and when the site was a tourist complex it was not adding another 868 residences to the approximately 88,000 vacant properties on the island either. The situation has changed.
Besides, the Mistra Village complex was built in delightfully traditional Maltese style, but this new mega-development, according to the picture montage attached to this article is definitely not.
In the stages of applying for and gaining entry into the EU, many Maltese said they were concerned that EU membership meant that we would loose our individuality. I think that we are loosing our individuality through developments like these that totally abandon the Maltese concept of traditional building style. Tourists can go elsewhere to see this...they don't have to come to Malta.
Now they can come to look for what is thought was once a fortified village overlooking Xemxija bay only to find it overshadowed by another monstrosity!