Case Study 6
Case Study 6
Labouring the Point
MIDI's vision of Tigne Point is offered at wn.com/Tigné_Point and www.tignepoint.com/maps_development.html
Strangely the corresponding Development Brief for the HIGH RISE plans of MIDI cannot be found on the MEPA website. The original Development Brief of 1992 www.mepa.org.mt/LpDocumentDetails?syskey= 471 is shown only; this was a generally LOW RISE concept with one high "feature". A competent local firm bid for this low density project believing this design was commercially viable. MEPA changed the approach and awarded MIDI permits for a very different project.
www.mepa.org.mt/LPLegislationPolicyDocs?topic=none&doctype=Development Briefs &doctypeid=6&docname=none lists the Fort Cambridge and Qui-Si-Sana projects yet omits the current MIDI Tigne Point project.
There seems no record offered online of the outline planning permission by which the Tigne Point project has been forward sold to the public. There seems to be a grave shortage of Public Consultation on the project.
MIDI's slogan is "Building a future - with respect for the past" which requires moderation by planning policy and social responsibility.
The situation appears to be that MIDI are selling their vision rather than an approved and final project plan. PA 04160/10 was issued for Public Consultation in January 2010 covering Block T17E & W and PA 03718/10 was issued a few weeks later. Neither have yet come to a MEPA hearing.
There is currently a rare opportunity for the Public to become involved in commenting on MIDI's project because the latest Environmental Impact Assessment is open for comment until 26 June 2011. Please go to http://www.mepa.org.mt/permitting-ea-cons to view the Environmental Assessment then send MEPA your comments via eiamalta@mepa.org.mt or enquiries@mepa.org.mt. Speak now or never - look for:
PA/00621/05 - Amendment of master plan (Tigne' North) approved in outline development permit, at Tigne North, Ix-Xatt Ta' Tigne', Sliema.
Some MIDI applications have already quietly slipped past "public consultation" this year - notably PA/04160/10 which proposes two residential blocks of 13 extra floors (above a "sub-structure" of undefined height/depth in the elevations provided) artfully named T17 E & W in a single application when these will be quite distinct and huge "superstructures" or towers.
It seems very impolitic that such permitting is being considered at a time when the MEPA Structure Plan has expired, no policy on High Rise has yet been developed for the islands, Malta is in breach of EU air pollution standards in this area, the transport system of Sliema is constant news and the Floor Area Ratio of local apartments in under review (as being found to be sub-standard and un-ratified by MEPA).
PA/03718/10 was also published this year proposing two commercial and relatively modest blocks (T15 & T16) which will be close to the shopping mall known as The Point.
The planning application for the biggest high rise block T14 does not seem to have been submitted to public consultation as yet and is a monster one.
The nearby residential block T10 is being built and marketed at present.
Model of Tigne Point project when complete. The white tower is structure belonging to the Fortina Hotel. Not all the blocks shown above exist yet.
The height and density of the Tigne Point residential complex is being gradually ramped up - without any significant improvement in road connections nor any apparent concern for sustainability or aesthetics. The total number of apartments being squeezed into the site is rumoured to significantly exceed that of the Development Brief (which is not easily accessible to the public to check).
Valletta may lose its status as World Heritage Site of global significance due to the visual impact of the MIDI development which impinges on the atmosphere and grandeur of Marsamxett Harbour. MIDI has spent Eur30M restoring and beautifying Fort Manoel yet has built a jarringly ugly modern contrast on Tigne.
The Tigne Point seafront apartments are reported as already suffering from the stress of weather and requiring remedial works. Some are also said to be at variance with their plans so having difficulty in obtaining a 'Compliance Certificate' - vital to bank financing for those that need it.
Certainly the ongoing worldwide Recession and the recent change of policy relating to the "Permanent Residents Scheme" have hurt and delayed the MIDI project. Are these not commercial reasons for MIDI to make a strategic rethink of the density of the apartments proposed on the North shore of Tigne Point and avoid adding further stress for all concerned?
SRA is not alone in campaigning for real planning controls to be applied to the MIDI development - a representation from Din L'Art Helwa is quoted (with permission) below:
"any further building in the Tigne/Fort Cambridge area will continue Increase the density of the area unsustainably and will increase significantly the negative effect the development has on the sightlines across to the world heritage city of Valletta.
Our organisation [Din L'Art Helwa] also declares that in the absence of a national policy for high rise development, no further applications of such scale should be considered until such policy is established"