“The MEPA took a responsible decision in approving a comprehensive plan to redevelop the former Mistra Village Complex. A specific policy in the approved Local Plan had established the development parameters for this site. MEPA points out that this application taken four years to complete the process. Therefore, accusations that this application was rushed through are totally unfounded.

This policy states that the site has to be comprehensively planned with a maximum 75% developable site area, while also establishing a maximum floor area of 145,000 sqm. It also allowed the use of the floor area ratio policy (FAR). This permits flexibility in height in order to achieve a high quality comprehensive development with the provision of public open spaces for the enjoyment and comfort of the community. The use of the FAR policy restricted the maximum height to eight floors plus penthouse while allowing for slight departures.

The site, occupying an area of circa 42 tumoli is within the development zone and can be conventionally developed up to a height of 4 floors, semi-basement and penthouse. The comprehensive development approach approved in principle is much less dense, producing 860 units. A conventional development of the site subdivided into circa 200 plots had the potential to produce 1,300 units. Further to the above, the planning and environmental advantages of the comprehensive development which was approved in principle include: Holistic aesthetical design The undertaking of an EIA and TIS The implementation of management plans High quality development Controlled environmental monitoring Guaranteed provision of public open space Planned construction timeframes Provision of community facilities – day care center and local shops Managed landscaped areas A conventional piecemeal approach, while producing a lower visual impact, would not have catered for any of the above. This approach would also have burdened the neighborhood with never ending construction operations especially in view of the extent of the area to be developed. This surely is in line with sustainable development principles. During the sitting the Directorates explained, in considerable detail, the evolution of the submissions and how the applicant reached the present stage to ensure a quality design and functionality for the project. The EIA was based on a ‘worst case scenario’ and through the positive reactions from the developers to address the recommendations made in the EIA and the concerns raised by the public and the NGOs, a better design for the development was affected resulting in : Reduction in heights Reduction in floor space Reduction in the number of residential units

The boomerang blocks step up from 6 floors from lower street level to a maximum of 8 floors on the upper street levels. The only departure from this maximum height is within the centre of the site were at two specific points a height of 11 floors is being allowed. This is totally in line with the Local Plan policy governing the site. The TIS report noted that the problem at Xemxija hill is a regional one. The TIS recommends that an alternative route to Mellieha bypassing Xemxjia Hill would have to be implemented within a realistic time frame. This would resolve the existing problem of linking Gozo and the north of Malta with the rest of the island. This solution is actively being considered as part of the Ten-T road network project. Alternative routes for the bypass are currently being studied.”

Communication Office
Malta Environment & Planning Authority