Sliema council objects to proposed changes at Tigne project
The Sliema council is objecting to the change of use of a tower proposed as a hotel in the Tigne Project to residential apartments.
In a statement it said it was objecting to this change of use since itwould result in overdevelopment in an already overpopulated area.
"This tower should remain a hotel as was approved in the Development Brief.
"The council is also conscious that such a height was permitted in the development brief due to the fact that such a hotel would generate more jobs and hence contribute to the island’s economy.
"The proposed change of use would also create a serious impact on the amount of traffic influx of vehicles coming in and out of this area.
"It is evident that there will be already a massive increase in traffic coming from existing residents, new residents, delivery trucks that will supply all the commercial and catering establishments (once in operation) along with the people who will come to shop or work in new offices.
"The daily traffic tailbacks will have a horrible impact on people’s health due to the emission of foul exhaust from idling vehicles, buses and trucks. The excessive strain on the already existing public services should also be taken into consideration," the council said.
It questioned whether there was a strategic traffic master plan for the whole of the Tigne peninsula and if the MIDI tunnel was approved by the ADT for two way traffic since this data would have to be incorporated in the strategic traffic master plan for the Tigne peninsula.
As for proposed changes for the development's T14 and T17 blocks, the council said it was also objecting since the changes would have a drastic visual impact resulting in horizon pollution.
"Higher buildings should be positioned at the back and not at the front.
"The proposed buildings rising to heights of 12 and 14 storeys will result in the degrading of Malta’s and Valletta skylines. Such a proposal would also set a precedent by allowing an increase of six to eight floors over an original outline permit.
"This may well be followed with numerous applications in the area for similar height increases. Moreover these developments on the peninsula give rise of concern to the environment: less light and more heat generated between buildings requires more energy for mitigation," it said.
The council said that if such a garden battery was so sensitive that it required no buildings to be built, it should be preserved without any condition. The building heights as approved in the development brief should also be respected. In a letter to the Malta Environment and Planning Authority, the council asked to be considered as an official objector.
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s bonello
Sep 14th 2009, 16:09
this little peninsula does not need any more apartments. Why have more empty apartments?
Galea. L
Sep 12th 2009, 09:15
Maria Mifsud
Their change in plan does not make sense. They should have analyzed the market before embarking on such a project. It appears that land is given to build one project but in reality it was meant for another and citing present circumstances as an excuse to change it. This has been going on for too long. Either the project remains the same or pull it down.
m bugeja
Sep 11th 2009, 21:11
can't believe that sliema council is serious here. Another hotel in sliema ? are they joking ? they are closing by the dozen, galaxy, holiday inn etc and those that aren't are surviving on students and half price guests from cyprus ! A four or five star hotel here would have to be a business hotel and this means services, conference facilities, restaurants , staff, coaches, luggage vans, taxis, hired cars etc etc. Less traffic my eye ! who do you think you're kidding?
david weir
Sep 11th 2009, 19:53
The density argument is not quite right as major project permits grant volumes. Therefore if you build 1, 5,10 or 20 floors you will still have the same amount of built volumes. The difference is that if you build your volumes higher you leave more open spaces whilst if you build lower you obviously leave proportionately less. There are different schools of thought on the matter of course but most small countries and busy towns and cities have opted for high rise solutions exactly because of this - especially just out of town centres. I would argue that Sliema needs more not less open space, especially if this space is open for public use. As for the hotel vs apartments in sliema argument, the first is a white elephant , make that a giraffe, in the present conditions whilst the other will sell, mainly to foreigners, who pay taxes, buy services, engage tradesmen and so on. Incidentally will a five star hotel with services generate less traffic than an apartment building ? Not unless it was a complete fiasco.
Jean-Pierre Aquilina
Sep 11th 2009, 17:08
@ C Farrugia,
MEPA seems to be enjoying the ride.
C.Agius
Sep 11th 2009, 16:27
@P. Scicluna.
Well said PS - but this developer CONTRIBUTES a lot to the Maltese economy WITHOUT BEING COOOOOOOOMPENSAAAAAAATED (MUR EMMEN). That was what they tried to make us believe.
Alison Natalie Keeler
Sep 11th 2009, 16:23
Well done to the Council for contesting these changes:
Six to eight floors over an original outline permit.... Quite what is the purpose of an original outline permit if developers simply amend it as construction progresses.
Let's hope sense prevails and the modern day mantras of: low-rise, slow food, clean safe and green are remembered. Not just in this instance but across the islands.
Before it is too late.
Paul Barrett
Sep 11th 2009, 16:23
They applied for an Hotel and were granted a permit on those lines. If they now consider an Hotel as not feasible then they should not build one and certainly not have further residential apartments sanctioned in lieu.
Additionally, there should be an embargo on any future "change of use" which seems to be a common way of turning hotels into apartments throughout the Island.
It would appear as the same process as applying for a cow shed and then when granted, changing it into a villa.
Marius Zulgis
Sep 11th 2009, 15:48
Correct me if I'm wrong, but this has the apparent appearance of a typical Mepa loophole exploitation. Malta, with its surplus of flats needs even more flats like it needs a hole in the head.
More flats is also a waste of money and resources, whereas a hotel would provide employment and generate revenue to feed the economy.
Sliema Council deserves all the residents' support in its endeavour - well done!
Joe Busuttil
Sep 11th 2009, 15:33
What is the big deal with 23 floors for MIDI if HOliday INN are building at that height already? And were not MIDI granted 23 floors when the agreement with government was concluded? I agree with previous correspondence that we do not need anymore white elephants. My impression is that a hotel in Sliema does not survive at the best of times let alone in what looks like a prolonged economic recession.
c. camilleri
Sep 11th 2009, 15:31
With all this high buildings we have ruined our little Island. We have made it 'The Hong Kong' of the Mediterranean. Is there anything beautiful left to attract the tourists?
P.Scicluna
Sep 11th 2009, 15:20
This particular developer thinks that he is a gift to the Maltese People.But he always got it right,Tigne,Manoel Island,Santa Marija , Now mellieha bay, The Goverment waved a fine of €4.5 million for dumping rubble in the sea. (and than Gov. goes after the small fry who ownes him €500)
This has to stop, this type of fraternity is hurting the Maltese people and make tham sad.
M Saliba
Sep 11th 2009, 15:15
@C. Farrugia
you stated: "Can't MEPA see that it is being taken for a ride."
No Mr. Farrugia.
C. Farrugia
Sep 11th 2009, 14:19
Here we go again. We had a permit for a hotel in Fort Chambray in Gozo, changed to habitations, We had a permit to build a hotel in Tas-Sellum changed into habitations. We had a hotel in Ta' Xbiex changed into a much smaller hotel and apartments. We had a hotel in Sliema (Galaxy) changed into apartments. Similary the ex Corinthia Mistra Hotel. We have a hotel in M'Scala with requests for changing into apartments. Then we have the ex-Imgarr Hotel in Gozo with a request to change it into apartments. This is now becomming a pattern. You request a permit to build a hotel and then very, very late in the day you ask for a change of the permit into apartments. Can't MEPA see that it is being taken for a ride.
MBorg
Sep 11th 2009, 14:01
Well done Sliema Local council .
If the height of the tower was approved by MEPA because it was going to be used as a hotel ,On no account must it be allowed to be changed into a project of residential apartments and still keep to the approved height. If MIDI wasts more aparments the height should be lowered.
@ Maria Mifsud
The hotel is still to be built. Who can predict the state of the world economy by the time it is finished ?
Pamela Hansen
Sep 11th 2009, 13:46
It's all a bit late in the day isn't it? The damage has been done.
Although the local council is doing its duty in trying to limit even more environmental and social harm to the area.
But will MEPA take any notice? I doubt it.
It is not enough to go around dismantling small eyesores on one side of the island and sanctioning monstrosities in its centre. Bzar fl-ghanjen.
A. Saliba
Sep 11th 2009, 13:44
The skyscraper (T17) is 23 not 14 storeys
Secondly, the building can be used as both a hotel and an apartment building, with the top 10 or so storeys sold as apartments and the rest used as hotel rooms. But ultimately the onus lies on Midi.
Maria Mifsud
Sep 11th 2009, 13:16
agreed - however, is there enough tourist demand for the hotel to be built? I'm guessing the developers are taking that into considertation and if their predictions are bleak than the change in plans makes perfect sense!
J Oatmon
Sep 11th 2009, 13:02
@ Jean-Pierre Aquilina -
I disagree - NO change of use, AND the developer MUST construct a proper link road between Tigne Point and Regional road at their expense.
Jean-Pierre Aquilina
Sep 11th 2009, 12:54
MEPA may consider approving the change of use on condition that the developers construct a proper link road between Tigne Point and Regional road at their expense. If I am not mistaken, this requirement formed part of the original brief.