The planning authority is proposing to “facilitate the vertical extension of existing hotels” through a revision of a policy approved only last May  in the name of improving the quality of the tourism product.

The policy launched for public consultation yesterday is a revision of the Hotels Height Limitation Adjustment Policy.

The changes essentially widen the opportunities for hotels to benefit from additional floors to “increase their profitability and competitive edge”.

Under the proposed policy, any hotel rated as three-star or above by the Malta Tourism Authority would be able to apply for a permit to build an additional two floors over and above the height permitted in the Local Plan.

Some hotels may even qualify for a permit that allows more than two floors, if the site area is at least 5,000 square metres and surrounded by existing or even planned roads. Hotels that are “standalone buildings” may also be eligible for more than two additional floors.

As things stand, hotels can only apply for two additional floors if located in tourism zones, and they would need to compensate for the additional height by the equivalent amount of floor space. These criteria no longer apply under the proposed revision of the policy.

Mepa said the changes were necessary because too many restrictions were being imposed on hotels wanting to add floors, rendering them unable to “maximise their economic potential”.

We felt the need to revise the policy to improve our tourism product

Parliamentary Secretary for Planning Michael Falzon said the policy review was considering the “sustainability of buildings”. “We felt the need to revise the policy approved last May to improve our tourism product, and the policy stresses the need for an upgrade in quality,” Mr Falzon said.

The exception is hotels located within urban conservation areas, Outside Development Zones, on a ridge, or close to areas of historical and architectural importance.

Mr Falzon stressed the policy had “a strong emphasis on quality”, and that the government was in line with its pre-electoral pledge to be “a business-friendly administration”.

He said concessions would be granted on condition that the additional development would result in an upgrade of the tourism product. In all cases, the resultant design must constitute “a landmark building having unique aesthetic characteristics” within the urban context.

Mr Falzon said changes to the policy would allow hotels to achieve economies of scale and cope with investments that need to be made to improve operations.

The costs imposed on hotels to meet established requirements such as energy conservation, renewable energy generation, water conservation and waste management were a burden that needed to be considered, he added.

Development rights acquired through permits granted by the policy would not remain valid should any subsequent proposal be submitted for the change of use of the hotel building, even if only partial.

For a change of use to be considered favourably, any additional floors acquired through this policy will first need to be demolished.

The draft policy can be viewed on the Authority’s website www.mepa.org.mt/public-consultation.