Updated with Planning Authority statement
Four environment NGOs this morning strongly condemned the Planning Authority board’s decision to grant permits for high-rise towers at Mriehel and at Tigne in Sliema.
Din l-Art Ħelwa, Flimkien għal Ambjent Aħjar, Friends of the Earth Malta, and Ramblers Association said in a statement that in spite of detailed and valid objections presented by residents, NGOs and experts in the field, the board moved ahead to grant the controversial proposals submitted by Gasan and Tumas Groups.
“The board was presented with irrefutable evidence that the Mriehel photomontages on which the Case Officer’s report was based, were flawed in favour of the developers, and did not show the true impact of the project. The visual impact on the iconic view of Mdina is clearly ‘major’ and not ‘moderate’ as described by the applicants’ consultants. Instead of requesting new and updated visuals, the board chose to base its decision on flawed information.”
The organisations said it was unfortunate that the board representative of the Environment Authority was not present for the meeting and was not substituted, leaving a void which could have made a significant difference to the outcome.
“While his testimony confirming that the photomontages were incorrect was read out to the board, it was completely ignored.”
They said the board also refused to take account of the fact that the policy allowing tall buildings in Mriehel was invalid, as it violated established legal procedures. The inclusion of Mriehel as a high-rise zone was never issued for public consultation as required by Maltese and international law.
This did not augur well for the expected deluge of 22 high rise applications, some of which were currently being discussed on a case-by-case basis, and proved the urgency of a national masterplan for high-rise buildings, before any other applications are processed.
“The eNGOs are astonished to hear Chris Borg, director of planning, declare that high-rise buildings have the same impact as low and medium rise, when it is well known that high-rise cast a longer shadow on surrounding buildings depriving them of light, air and solar rights, while increasing temperatures in surrounding streets due to heat canyon effect.
“Tall building complexes impact communities by creating more parking problems, generating more noise and air pollution as well as construction waste due to the need for deeper foundations, and consume far more energy resources due to their dependence on several tall lifts, heating and chilling systems.
“As for the comprehensive studies claimed to be the basis of the Planning Authorities decisions, these were certainly conspicuous by their absence in the discussions.”
In a reply, the Planning Authority clarified that planning director Christopher Borg had been referring directly to the utilities services when he pointed out that the impact that high rise buildings had on namely water, drainage and electricity was very much the same with low and medium rise buildings.
This reality stemmed from the fact that if a site was developed as a high rise or as a low/medium rise, the same number or even fewer apartments, were developed.
A site which accommodated a high-rise building would have significantly more open spaces available to the public than one which was developed in a conventional manner, the PA said.