The current approach to development seems to be the result of a series of hasty and ill-advised reactions to gratify the demands of specific interest groups, according to heritage organisation Din l-Art Ħelwa.
The organisation was reacting to reports on the application filed for a massive development in St George’s Bay, St Julian’s.
DLĦ expressed concern that the congested roads in the area could not cope with the amount of development proposed.
Petra Caruana Dingli, a board member, said that if some of the many hotels nearby also built additional storeys, as encouraged by the government’s new planning policy, the traffic congestion was likely to be even worse.
“What about the cumulative impact of all this projected increase in development? The current approach hardly merits being called ‘planning’ at all.
“It seems more like a series of hasty and ill-advised reactions to gratify the demands of specific interest groups, without concern for the wider impact on everything else,” Ms Caruana Dingli said.
The developers may sugar-coat their proposal in green speak... yet the bottom line is unchanged
Heritage experts and environmentalists have joined the chorus of disapproval for the proposed development in St George’s Bay by developer Anton Camilleri, known as tal-Franċiz, who is also a council member of the Malta Developers Association.
Last week, traffic experts and the mayors of St Julian’s, Swieqi and Pembroke voiced their opposition to the project saying it would cause major traffic problems in an area that was already saturated.
The proposed development would happen over four sites in St George’s Bay, stretching from the top of the promenade, where St George’s Bay Hotel is located, down to the bay, including the gardens of the protected Villa Rosa, and also Cresta Quay, where a new hotel would be built.
The development would also include replacing Dolphin House, which incorporates Moynihan House. A large protected cave known as Għar Ħarq Ħammiem is located underneath part of Moynihan House. The cave is the only known fully submerged terrestrial cavern in the Maltese Islands.
As well as the cave, Wied Ħarq Ħammiem valley and Villa Rosa are scheduled properties supposedly enjoying protection.
Villa Rosa and its gardens have great ecological as well as heritage significance. The site acts as a green lung for the surrounding overdeveloped area, according to Flimkien għal Ambjent Aħjar, which said it was extremely concerned about the proposed massive development in an area that was already over-congested.
“The mature trees of Villa Rosa, some of which have already mysteriously burnt down, are the area’s only hope to reduce some of the air pollution caused by the heavy traffic in the area,” said FAA’s Astrid Vella.
She said more buildings in this garden would generate more traffic and impact the unique ecology of the enclave.
“Green areas are essential for residents’ physical and mental health. This will negatively impact residents’ health and tourism, which is ultimately a pillar of our economy,” she added.
Alternattiva Demokratika deputy chairman Carmel Cacopardo said the Villa Rosa development encapsulated all that was wrong with the building industry in Malta.
The area, he said, risked becoming a permanent building site.
The project would have a “devastating cumulative impact” he added, pointing out that such projects should instead be directed towards the south, particularly Marsascala.
“The developers may sugar-coat their proposal in green speak, using terms such as energy efficiency, recycling, enhancement of protected areas and so on. Yet, the bottom line remains unchanged: the area is already saturated,” Mr Cacopardo said.
The scale of the development required a traffic impact statement, which states that plans for junctions linking Regional Road with Paceville and Pembroke would need to be changed. The St George’s Bay Hotel site is the largest of the four targeted for development.
The application proposes the site’s excavation to construct an underground car park for 1,195 vehicles, together with luxury apartments, a boutique hotel, 15 villas, offices and commercial outlets.
What the mayors had to say...
Peter Bonello: St Julian’s
“Such a massive project would certainly create problems, although a project on such a scale requires more time to study. Apart from the obvious traffic congestion, there is the issue of what would happen with the protected Għar Ħarq Ħammiem cave located underneath part of Moynihan House.”
Noel Muscat: Swieqi
“This project will affect us because Swieqi roads were not designed to handle this amount of traffic. We oppose this project. They need to find measures to leave us in peace. We are already suffering. Swieqi has been raped. We are increasing the buildings without increasing the infrastructure.”
Dean Hili: Pembroke
“We already have a traffic problem and it would get worse if this project is approved. Residents know this is not directly within our remit but they have asked the council to assist them, particularly those living in William Harding Street whose homes overlook St George’s Bay. Their major concern is the protection of Wied Ħarq Ħammiem valley.”