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James Debono
The Malta Environment and Planning Authority intends to give its green light to the Smart City project without setting clear guidelines on building heights and land use in the area identified for the project.
MEPA is also giving its blessing to the use of the area for residential and hotel development in the area earmarked for the ICT City. The amendments to the Grand Harbour Plan, originally approved in 2002, are now set to pave the way for Smart City. The amendments were presented for public consultation on Monday and the public has until 27 December to send in its comments.
The amendments state that MEPA will be supporting the location of an ICT and Media Development City which will transform the present Ricasoli industrial estate and its surroundings in to a “mixed use development” providing “specialist facilities for information and communication technology industries.”
Yet MEPA also considers residential, hotel and commercial development as acceptable land uses – effectively endorsing what was considered to be the most controversial part of the Smart City project. MEPA claims that locating jobs and homes at the same location “encourages self containment”, reducing the need to travel while creating a “cohesive” and “sustainable knowledge based community.”
MEPA makes no reference to the possibility of development aimed at the real estate market claiming that residential development will simply serve the requirements of employees associated with the knowledge based operations on the site.
The local plan amendments also do not give a breakdown of the development apart from stating that a master plan based on the vision “a gate for ICT to Europe” will be required. The master plan will have to include details on land uses and heights.
The plan also does not set any limits to building heights in the location of the project. It commits MEPA to “adopt a flexible approach” which takes in to account a number of criteria such as the impact on the skyline, especially in relation to views from the sea.
The local plan refers to a MEPA document approved in October, which had identified the area as a potential location for high-rise development of more than 11 storeys.
According to the project development statement, the contents of which were revealed by MaltaToday, the maximum building height envisioned is 6 floors for the area earmarked for offices and a maximum of 5 floors in the area earmarked for apartments.
According to this document only 19 per cent of the area will be earmarked for IT related offices while 20 per cent will be allocated for residential apartments. 28 per cent will be allocated for hotel and other commercial development.
Improvements in public transport links and a new arterial road linking Tal-Barrani with Kalkara are being proposed in the amended local plan. Linking Kalkara with Valletta and the Three Cities through a ferry service is also envisioned.
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