Mepa unit unhappy with massive Sliema project

A massive seven-block complex on the footprint of the Malta Union Club in Sliema – with the highest tower reaching 23 storeys – is being met with reservations from the planning authority’s environment unit.

“The increasing number of tall buildings and their environmental impact is a matter of concern to the Environment Protection Directorate,” it said when making recommendations for the project’s environment report.

The project proposes to include a shopping complex, a huge underground car park and seven blocks covering an area of more than 11,600 square metres at the Malta Union Club site in Hughes Hallet and Tigné streets.

The developer, Michael Soler, had originally proposed a 32-storey tower but this was reduced to 23, another block was increased to seven storeys from four and another rose from four to 15.

In its report, the directorate pointed out that the 2012 National Environment Policy called for a “cautious approach” when dealing with permits for tall buildings until a planning policy on high-rises comes into force.

The report highlighted two locations in Sliema where the project would have a “major visual impact” – Preluna Hotel and Tower Road – but the directorate pointed out that Manoel Island and Valletta ferries would also have a“major impact”. The unit, which falls within the Malta Environment and Planning Authority, pointed out that proposed mitigation measures minimised a number of predicted impacts.

However, despite these, the report identified “uncertain and major negative residual impacts”, such as noise and production of mineral waste.

A geological survey was carried out to determine if there was any risk of collapse during excavation works and examined the impact of vibrations on surrounding buildings. The results were also as “uncertain”.

“Impacts associated with the potential collapse of excavation are largely dependent on more precise details that will only be available at full development application stage. Conclusive assessment of this issue would be finalised once these details are submitted to the authority,” the unit said.

Turning to noise, the developers’ report said this would be a “major impact” on neighbouring residences during excavation and construction and recommended households keep the windows shut as a mitigation measure duringconstruction.

However, the directorate said it “doesn’t consider this to be reasonable”, disagreeing with the report, which said it would be a “short-term impact”, since excavation took an estimated 10 months followed by a four-year construction period. “Such impact will be significant given that the proposed site is surrounded by a densely-populated area,” the unit said.

The noise impact was “largely dependent on more precise details that would only be available at full development application stage”, it added.