GozoNews.Com

An environmental planning statement presented to MEPA by the developers of a proposed high rise complex on Xemxija ridge, PA 5538/04, has been found to be deficient by the Ramblers Association of Malta.

In comments sent to the Malta Environment and Planning Authority by the Ramblers on redevelopment of the site which once housed Mistra Village, an impact assessment of the new skyline on rural landscapes has been found to be lacking. RAM cited at least two strategic viewpoints which had been ignored by the developer’s EPS since the only views assessed by the developer were taken from angles which would make the development look less imposing. The two view aspects pointed out by RAM are are on the main road at the highest point of Selmun Hill and from the belvedere at Selmun which would be a highly sensitive spot in terms of negative effects on how the environment is experienced visually.

RAM said it ascertains that both are favourite spots with local and foreign ramblers. The number of tourists that come for rambling holidays in Malta cannot be under-estimated and make up a substantial portion of tourist arrivals that sustain the local industry especially during the low season. Popular walking routes with such tourists include the ridges of Mellieha, Miziep and Wardija amongst the main ridges that will be adversely affected by the negative visual impact of the proposed highrise development.

Ramblers Association of Malta objects to any buildings higher than those allowed by existing planning restrictions on the ridge overlying Mistra and Xemxija. Allowing a permit to locate tall buildings on a high place such as the ridge will only serve to exaggerate the negative impact on the surrounding country and marine landscapes.

RAM highlights the comments in the EPS where it is admitted that the view from Mistra Bay of the redeveloped site would have an impact of “major significance” in the pristine bay which is predominantly of a rural nature. Beach users at the bay have every right to enjoy the existing 360-degree panorama without being restricted, as the EPS suggests, to those objects only within direct line of view towards the sea.

RAM points out that road users of Mistra Bay may not all be drivers, but also pedestrians or passengers and therefore are not to be discounted as “low sensitivity receptors” to the massive development which threatens to tower above the bay.

RAM agrees with the EPS where it is stated that the feeling of seclusion from urban development in the bay would be compromised by this development and appeals to MEPA to listen to reason and refuse the latest monster to raise its head.

RAM said it is not prepared to accept further compromises of the landscape at Mistra Bay, or in the area surrounding, that would in anyway degrade the environment. It is clear that the proposed development falls within this category.