Case Studies
Here you may explore interesting evidence of the role played by MEPA in protecting the urban environment of Sliema.
The Case Studies provide the relevant planning application references so that you may research further online at www.mepa.org.mt - or visit MEPA offices to discuss if interested. All information included here, and the images shown, are publicly available. SRA merely offers some insight and local commentary.
A sad example of a traditional 2 storey Maltese terrace house given planning permission in 2002 CONTRARY TO THE OPINION OF MEPA's OWN CASE OFFICER AND THE HERITAGE ADVISORY COMMITTEE. The reasons for this decision should in MEPA's own words "be public" yet cannot be discovered.
Planning permission was renewed for a further five years in 2007 without any debate on the merits of the case or local context (despite the cautions of the North Harbours Local Plan published in 2006).
This small neglected house stood until late September 2009 when it was abruptly knocked down. The gap where it stood is now being excavated although no basement is shown in the plans (only a cistern was specified). The excavation is edge-to-edge (contrary to safe practice and MEPA's own guidance). But who cares?
Once this plot is rebuilt with 3 cramped apartments, the street will be blighted by a slab sided, narrow block 5 floors high. And doubtless its neighbours' turn will soon come and the remaining terrace houses will fall like dominoes...
Concerns the set of pending planning applications which aim to exploit the unbuilt area of Villa Bonici gardens combined with the old Forestals building (5 floors high) and the adjacent derelict single storey houses. The front will be built to 10 floors although this is disguised by using terms such as "Ground Floor"; "Intermediate Floor" and "Penthouse" in addition to Floors 1 - 7!
Although evidently intended to be developed in parallel as a mega project to rival Tigne Point, four separate but adjacent applications have been submitted. No Social Impact Assessment has been made. No upgrade of the infrastructure for the area is anticipated. No solutions to the existing pollution and parking problems are proposed.
An exploration of how the zoning of Ix-Xatt for 8 floors has been interpreted over time. It seems that MEPA cannot count to 10!
The justification for building the front to 8 floors has never been sensibly explained - Minister Pullicino excused this policy as dating from before his reign at MEPA. The zoning of the sea front in Sliema appears to have happened in 1988 when the building boom in Sliema took hold. This contradicts normal landscape design principles.
As the demand for seaside apartments grew, with anticipated and then actual EU membership, even 8 floors was no longer considered enough...
By the 1990s, 8 floors meant '8 & a retreated penthouse' (but no communal roof space for the underlying apartments)
By the 2000s (naughties), zoning for 8 floors meant 'Ground & Intermediate & 7 more floors & a large penthouse'!
If these claims seem unlikely, take a look at the photos in this case study. Or better still, take a walk along the Strand. You may also visit MEPA's website and use the Map Server to search for the planning history or even go to MEPA's offices at Floriana to view particular plans.
NOTE Abroad a two storey house have 'Lower & Upper Floors' i.e. the ground floor counts which seems logical. There appears to be a systematic mis-reading of the guidance on what 8 floors looks like here...
Case Study 4
The token preservation of façades of traditional, energy-efficient town houses is used as a means to gain permission to demolish the bulk of the dwelling before building new energy-depleting 'units' which cover gardens and yards. This process tends to destroy classic hand crafted masonry and also the remaining greenery. How is this affecting the locality of Sliema? Case study 4 gives an overview of the picture today - through a members camera.
Case Study 5
MEPA's Urban Conservation Areas policy (UCO 6) clearly states that such areas of architectural and historical interest are to be safeguarded and preserved. Furthermore USO 10 of the same policy aims at protecting views of or from such areas and the traditional urban skyline. Notwithstanding this one can still see development breaching these. Case Study explains this.
Case Study 6
There are many flaws surrounding the MIDI and Tigne projects. These array from the marketing approach of the consortia, to lack of policies from MEPA which regulate high rise buildings. The environment impact assessment is open for public consultation and this opportunity must be grasped by the general public to ensure that previous errors are not repeated. The Case Study goes into these details.
Other Case Studies to follow ...
Let us know of examples you wish investigated or publicised. Send your request to info@sra.org.mt
The preservation of the façade of the old, energy efficient town houses is being used as a useful excuse to demolish the rest of the dwelling and build new energy depleting units extending into what once stood the garden, destroying masonry workmanship and skill together with the greenery. However, how is all this affecting the locality? Case study 4 gives an overview of this.