TABLE OF CONTENTS
1
2
INTRODUCTION
4
DEVELOPMENT OBJECTIVES .................................................................................. 15
4.1
..................................................................................... 1
Planning justification for the proposed development ............................................. 15
1.1
General Notes......................................................................................................... 1
1.2
The primary scope of this Environment and Development Brief is intended: .......... 1
1.3
The main objectives of the proposed development are listed below: ...................... 1
5.1
Ex-Ministry Building .............................................................................................. 16
1.4
Outline of envisaged works and interventions:........................................................ 1
5.2
Pixkerija ................................................................................................................ 17
5.3
Ex-Quarantine Hospital ......................................................................................... 18
5.4
The Four Eastern-Most Vaults within the Caraffa Stores ...................................... 20
5.5
Conservation of the Historic Fabric ....................................................................... 21
5.6
External Areas and Open Spaces ......................................................................... 21
5.7
Site Access, Circulation and Parking .................................................................... 22
5.8
Utilities .................................................................................................................. 23
5.9
Site Specific Considerations ................................................................................. 24
5.10
Energy Considerations .......................................................................................... 24
5
SITE HISTORY, DESCRIPTION AND TENURE ........................................................... 2
PLANNING PARAMETERS ........................................................................................ 16
2.1
History of Buildings along Barriera Wharf within Project Site .................................. 2
2.2
Site Description and Tenure - Ex-Ministry Building ................................................. 3
2.3
Background - Ex-Ministry Building .......................................................................... 3
2.4
Condition Report - Ex-Ministry Building .................................................................. 3
2.5
Site Description and Tenure - Pixkerija: .................................................................. 5
2.6
Background - Pixkerija: ........................................................................................... 5
2.7
Condition Report - Pixkerija: ................................................................................... 6
2.8
Site Description and Tenure - Ex-Quarantine Hospital: .......................................... 8
2.9
Background - Ex-Quarantine Hospital: ................................................................... 8
2.10
Condition Report - Ex-Quarantine Hospital: ............................................................ 9
APPENDIX A: Site Photographs…………………………………………………………………27
2.11
.. Site Description and Tenure - The Four Eastern-Most Vaults within the Magazzini
della Barriera (Caraffa Stores): ............................................................................. 10
APPENDIX B: Existing Plans and Elevations…………………………………………………..37
2.12
Background - The Four Eastern-Most Vaults within the Magazzini della Barriera (
Caraffa Stores): .................................................................................................... 10
APPENDIX C: Site Description and Tenure…………………………………………………….39
2.13
........... Condition Report - The Four Eastern-Most Vaults within the Magazzini della
Barriera (Caraffa Stores):...................................................................................... 11
2.14
Site Description and Tenure - External Areas and Open Spaces: ........................ 11
2.15
Background - External Areas and Open Spaces: ................................................. 12
2.16
Condition Report - External Areas and Open Spaces: .......................................... 12
6
SUBMISSION REQUIREMENTS................................................................................. 25
APPENDIX D: Policy Context…………………………………………………………………….45
APPENDIX E: Proposed Plans and Elevations………………………………………………...48
APPENDIX F: Artist Impressions………………………………………………………………...49
APPENDIX G: Existing Utility Networks…………………………………………………………55
APPENDIX H: Development of Site……………………………………………………………..60
3
PLANNING GOALS AND OBJECTIVES .................................................................... 12
3.1
Structure Plan Policies .......................................................................................... 12
3.2
Planning Policy Background ................................................................................. 13
3.3
Site constraints ..................................................................................................... 14
APPENDIX I: Car Counts…………………………………………………………………………64
1.3
1
INTRODUCTION
1.1
General Notes
The main objectives of the proposed development are listed below:
ƒ
to restore the buildings, structures, and spaces of both historical and cultural
importance, and to convert these buildings and spaces, which have such a prime
1.1.1 The Grand Harbour Regeneration Corporation (GHRC) was originally set up in
location overlooking the Grand Harbour, into an up-market boutique hotel. It is
August 2007 with a mission to implement the strategy of the Government of Malta to
envisaged that the boutique hotel will have suitable supporting facilities and
bring about a regeneration of the Grand Harbour region through a series of targeted
amenties such as a conference centre, a restaurant, a gym and spa facilities;
ƒ
projects around the Grand Harbour waterfront. In this respect, the rehabilitation of
to reinstate an original historic link between the Barriera Wharf and the Capital
the Barriera Wharf area into a boutique hotel complex with corresponding facilities
City.
and amenities complements the planned extension of the Valletta Cruise and Ferry
closed to the public. It is envisaged that this link from the sea front to the lower
Terminal further towards the tip of the Valletta peninsula.
line of bastions is reinstated;
ƒ
This link used to exist through the Quarantine building which is today
to introduce a pedestrian underpass and adequate traffic calming measures in
1.1.2 It is the intention of GHRC that the proposed development along Barriera Wharf
the stretch of ring road between the buildings along the Barriera Wharf waterfront
would be largely, if not entirely, funded through private financing and investment.
and the vaults of the Magazzini della Barriera with a view to integrate the
Consequently, once the development brief for the project is approved, GHRC intends
proposed development on both sides of the ring road.
to launch a call for expressions of interest for private bidders and/or consortia who
may be interested or participating in undertaking this ambitious project.
1.4
Outline of envisaged works and interventions:
1.1.3 The purpose of this document, therefore, is to produce an Environment and
1.4.1 The proposed development involves the implementation of a scheme to rehabilitate
Development Brief that would allow GHRC to seek approval of this project from the
and re-use the buildings within the project site for use as a boutique hotel complex
Malta Environment and Planning Authority (MEPA) in accordance with Paragraph
with supporting conference facilities, retail and exhibition spaces as well as a
65, Clause 5, Part IV of the Environment and Development Planning Act (Cap.504)
temporary floating pontoon along the Barriera Wharf waterfront for the mooring of
of the Laws of Malta.
power boats during the good weather window (May to September). The Proposed
1.2
The primary scope of this Environment and Development Brief is intended:
ƒ
ƒ
to conserve, regenerate and rehabilitate the Barriera Wharf area into an up-
Interventions are detailed in the drawings within Appendix E and in the artist’s
impressions in Appendix F. These interventions are summarily listed below:
(i)
The demolition of the Ex-Ministry Building and the construction of a three-
market tourist attraction together with supporting facilities and amenities;
storey (Ground Floor, First Floor and Second Floor) building on a slightly
to attract visitors and economic activity which complement other envisaged
larger and displaced footprint area in order to house the bedroom suites, the
national projects in the lower end of Valletta, such as the regeneration of Fort St.
fitness club (gym and spa facilities) and a roof level panoramic swimming pool
Elmo.
of the proposed boutique hotel complex;
(ii)
The restoration, conservation and rehabilitation of the Pixkerija into the main
boutique hotel building with a double height foyer atrium, a lobby with a
bar/café and back-of-house facilities at Ground Floor and the main hotel
restaurant at First Floor;
1
(iii)
The roofing over of the external area between the Pixkerija and the
2
SITE HISTORY, DESCRIPTION AND TENURE
2.1
History of Buildings along Barriera Wharf within Project Site
replacement building on the Ex-Ministry Building site in order to provide a
covered lobby for vertical circulation and connectivity between both these
buildings;
(iv)
The demolition of the British Period Annex and the construction of a detached
building with administration offices at Ground Floor and retail facilities at First
Floor, connected to the barrel-vaulted hall, within the ex-Quarantine Hospital,
by means of a lightweight steel/glass pedestrian footbridge;
(v)
The formation of a pedestrian underpass within the Barrier Wharf ring road at
the base of the hill linking Barriera Wharf to the Mediterranean Conference
Centre in order to provide safe and unhindered access to hotel patrons from
the main hotel building in the Pixkerija to the conference/banqueting facilities
(vi)
(vii)
(viii)
2.1.1 The site consists of the ex-Ministry building (together with an adjacent parking area),
the existing Fish Market (Pixkerija), the ex-Quarantine Hospital, all located along the
Barriera Wharf waterfront, as well as four vaults forming part of the Magazzini della
Barriera (Caraffa Stores) warehouse block, which are located across the road
towards the Eastern-most area of the site, beneath the Lower Barrakka Gardens
(See the site photographs in Appendix A and the drawings of existing buildings in
Appendix B).
2.1.2 Until the early 1900’s, this site consisted only of the Magazzini della Barriera, which
in the Caraffa Stores on the other side of the ring road;
were originally designed by Romano Carapecchia, as well as the ex-Quarantine
The introduction of traffic calming interventions within the Barriera Wharf ring
Hospital, which was also constructed during the period of the Knights of St.John,
road between both sides of the project site by means of such measures as
although the exact date of construction is unknown. The present Magazzini della
pedestrianised paving and priority zones, rumble strips and traffic signage;
Barriera apparently replaced the original design of Romano Carapecchia round
The restoration, conservation and rehabilitation of the Ex-Quarantine Hospital
about the 1850s. It is not clear whether his design, which incorporated a chapel
and its conversion into retail facilities. With the possibility of connecting the
dedicated to Our Saviour and a Quarantine building, was in fact ever constructed.
existing barrel vaults to the First Floor of the replacement building (on the
An undated drawing (see Figure 1) shows the second proposal for the construction
British Period Annex site) by means of the above-mentioned pedestrian
of a Loggia in front of the ex-Quarantine Hospital, which plan matches the existing
footbridge;
ex-Quarantine Hospital today.
The restoration of the roof level of the Ex-Quarantine Hospital and the
formation of a heritage trail connecting the Barriera Wharf waterfront to the
Lower Barrakka Garden level in Valletta;
(ix)
The restoration, conservation and rehabilitation of the easternmost four vaults
within the Magazzini della Barriera (Caraffa Stores) for use as conference
facilities at Ground Floor and for banqueting facilities and supporting plant
room areas at First Floor;
(x)
The shifting of the existing slip way westwards and the provision of an
organised car parking area for the hotel patrons off Barriera Wharf ring road;
(xi)
The restoration and structural consolidation of the Barriera Wharf quay and
the provision of temporary floating pontoons for mooring of power boats within
the good weather window.
Plate 1: Original Design Drawing of Proposed Loggia in front of the Ex-Quarantine Hospital
2
2.1.3 During the British period, some alterations were carried out to the ex-Quarantine
2.3
Background - Ex-Ministry Building
Hospital, and an additional block was constructed adjacent to this building.
Eventually, during the 1930s, the Pixkerija was constructed, and this was then
2.3.1 The Ex-Ministry Building was the last addition to Barriera Wharf. This building was
followed by the ex-Ministry building, which was constructed during the late 1950s.
originally referred to as the Fisheries Station at Barriera Wharf. According to a letter
The last modification which occurred within this area was the construction of the
dated 22nd January 1959, addressed to the Director of Public Works, from the Legal
Valletta ring road in the late 1970s. In order to accommodate this ring road, the ex-
and Administrative Assistant, construction of this building began in 1959 and was to
Quarantine Hospital was unfortunately reduced in size and, in fact, part of the
be completed in the same (financial) year at an estimated cost of £6,000.
original fabric was demolished, together with some accretions built during the British
2.3.2 The Ex-Ministry building was required to further improve the facilities and amenities
period.
of the fish market.
The structure is two storeys high and has a simple and
2.1.4 The Ex-Ministry Building and the Pixkerija are both located on the waterfront and
straightforward plan on both floors. Its main construction materials are limestone
they have spectacular views of the Grand Harbour and the Three Cities. The ex-
and concrete, together with reinforced concrete slabs and beams, supported on load
Quarantine Hospital, which is also situated on the waterfront, formed part of the
bearing masonry walls. The overall aesthetic design of this building was based and
fortifications around Valletta and only has two high-level window openings onto the
influenced by the symmetrical proportions and style of the adjacent Pixkerija.
Grand Harbour.
2.2
2.3.3 In recent years, this building was converted into offices which were utilised by the
Ministry of Fisheries and later, by the Ministry for Rural Affairs and the Environment.
Site Description and Tenure - Ex-Ministry Building
A number of internal alterations were carried out in recent years, such as the
2.2.1 The current use of the above-mentioned building, together with details of their
upgrading of the building to meet modern building standards, together with a more
corresponding floor areas and tenure is listed below (see Appendix C):
Current Use:
adequate segregation of space for office use.
Fisheries offices and supporting offices for
2.4
Condition Report - Ex-Ministry Building
the Pixkerija.
Legal Title:
Footprint Area:
Government
Property
Division
(GPD)
2.4.1 The property consists of a two-storey building which has an overall height of circa
Tenement No.G01029 leased to the Director
10.1 metres. The façades overlooking the Barriera Wharf ring road and the Grand
of Agriculture.
Harbour are circa 33 metres in length, while the facades overlooking the Pixkerija
530 square metres.
and the slipway are circa 16metres in length.
This gives a site footprint of
Total Internal Gross Floor Area circa 920square metres.
approximately 530 square metres. The rooms at both the Ground Floor and First
(Ground Floor and First Floor):
Floor have an external outlook, enjoying very good natural lighting and ventilation. In
MEPA Scheduling:
Grade 3 building.
addition, the rooms which are overlooking the Grand Harbour and the slipway enjoy
Environmental Resources*
None
breath-taking views.
Utilities
See Appendix G
*Geological, Ecological and Cultural Features
2.4.2 The main entrance to this building is from the North-West façade which overlooks
the Barriera Wharf ring road.
The building is raised above street level by
approximately 65cm (four steps). One enters into a hall/reception area which is
3
directly-linked to the corridor, which is parallel to the main façade. The corridor is
2.4.5 The finishes are in a satisfactory state, with some slight maintenance being required.
centrally-located and is further linked to all the rooms at Ground Floor. The plan has
As stated earlier, the rooms are roofed over with reinforced concrete slabs, although
a simple layout, with all the rooms set out against the facades, with a central
their structural condition could not be determined visually since a suspended ceiling
corridor, allowing each room to have its own independent access. This makes the
has been installed throughout.
plan relatively efficient, as the circulation space is kept to a minimum.
The
condition, while the walls which form the W.C. facilities are clad with ceramic tiles.
hall/reception area is also linked to the main stairwell. The rooms are all relatively
There are some localised signs of water infiltration and rising damp as may be
large, and some are also interlinked. There are two small service shafts which are
observed from the flaking paintwork beneath several windows. The majority of the
used to service the W.C. and kitchenette facilities. The floor to ceiling height of the
floor is clad with parquet laminate, while the hall and stairwell are clad with marble
ground floor is approximately 3.75metres.
flooring. The external door and window apertures are all glazed and timber-framed,
The walls are lime-washed and are in a good
and they are in a relatively good condition with some maintenance being required.
2.4.3 The First Floor plan is practically identical to the Ground Floor, except for a number
of light-weight partitions which were used to divide the larger rooms into smaller
rooms to serve as offices.
The floor to ceiling height of the First Floor is
The internal doors are also timber framed and they are in a good condition. The roof
is waterproofed using a bituminous membrane, which is in an average state of
repair, although a number of vertical and horizontal laps need to be re-sealed.
approximately 4.00metres.
2.4.6 Having been constructed just a couple of metres off the water’s edge within the
2.4.4 As mentioned earlier, in recent years, the building underwent a number of alterations
which include:
(i)
(ii)
(iii)
Grand Harbour; the location of this building is truly unique. The problem of this site,
however, is that it is fully-exposed to the rough seas and winds especially the North-
The removal of the main entrance from the North-East façade, the
East Gregale. In fact, a number of glass panes usually have to be replaced after a
conversion of the doorway into a window, and the removal of the steps;
strong storm. It was also reported that waves can sometimes reach tremendous
The conversion of two doorways in the South-West façade overlooking
heights.
the slipway into windows;
building along the waterfront, from the action of the waves during a storm.
The conversion of a window overlooking Barriera Wharf ring road into a
Therefore, adequate measures would be required so as to protect the
2.4.7 This building has been recently scheduled by MEPA as a Grade 3 building.
second entrance, thereby making this façade unsymmetrical;
(iv)
The insertion of W.C facilities at Ground Floor;
(v)
The insertion of a passenger lift;
(vi)
The creation of a service shaft;
(vii)
The insertion of numerous lightweight partitions;
(viii)
A complete overhaul of the finishes.
Items (i) to (iii) above are variations from the original 1959 drawings.
However, it is unclear whether these changes actually took place during
construction stage or whether they were later interventions.
4
2.5
bearing masonry fin walls/pillars. The clear span for the primary beams was 27feet
Site Description and Tenure - Pixkerija:
6inches (approximately 8.38m), which is considerably large. Unfortunately, during
2.5.1 The current use of the above-mentioned building together with details of their
large section of it.
corresponding floor areas and tenure are listed below (see Appendix C):
Current Use:
Fish market.
Legal Title:
Government
World War Two, this building suffered a direct hit which completely demolished a
This section was eventually re-constructed, using a similar
method of construction.
Property
(GPD)
2.6.3 In recent years, this building suffered some piecemeal interventions, including some
Tenement Nos.T62024 to T62045 leased to
minor internal alterations, architectural re-design and some structural strengthening.
the Fish Stall Operators. It should be noted
The internal finishes were also upgraded, possibly to conform to modern sanitary
that fish market will eventually be moving to
regulations.
Marsa following the recent approval of a
somewhat altered its appearance when compared to the original building as
MEPA
constructed in the 1930s.
Development
Division
Permit
for
the
Overall, the building has undergone several changes which have
construction of a new fish market at Albert
Town in Marsa.
Footprint Area:
710square metres
Total Internal Gross Floor Area circa 975square metres
(Ground Floor and First Floor):
MEPA Scheduling:
Grade 2 building.
Environmental Resources*
None
Utilities
See Appendix G
*Geological, Ecological and Cultural Features
2.6
Background - Pixkerija:
2.6.1 The Pixkerija at Barriera Wharf, which is currently still being used as a Fish Market,
was constructed to replace and improve the facilities of the older Fish Market, which
was situated at Scesa Marina (at the bottom of Liesse Hill in Valletta). The Old Fish
Market had a particularly interesting design which was semi-circular. Unfortunately,
this building was demolished on the 1st December 1978, in order to make way for
the new Valletta ring road.
2.6.2 The Pixkerija was constructed during the 1930s, although the exact date is unknown.
The building is two storeys high, and has a large central double height void. It was
originally constructed using a series of primary and secondary steel beams, which
supported a reinforced concrete roof, while the beams were supported on load
Plate 2: Damage caused by Enemy Action during World War Two to the present Pixkerija
5
2.7
planks at roof level, are showing more advanced rates of deterioration (due to
Condition Report - Pixkerija:
corrosion of the steel reinforcement) and spalling concrete. (see Plate 3)
2.7.1 The property consists of a two-storey structure which has an overall height of circa
10.4metres.
The façades overlooking Barriera Wharf ring road and the Grand
Harbour are circa 42metres in length, while the facades overlooking the exQuarantine Hospital and the Ex-Ministry Building are circa 16.4metres in length.
Each facade has a symmetrical architectural treatment. The rooms, at both the
Ground Floor and First Floor have an external outlook enjoying very good natural
lighting and ventilation. In addition, the rooms which overlook the Grand Harbour
enjoy breath-taking views.
2.7.2 The building has two entrances situated on the North-East and South-West facades.
These entrances are architecturally imposing and use up the entire height of the
building. The door apertures (which are, in fact, garage doors) are recessed (set
back) from the rest of the building line by 2.6metres. Nowadays, the building is
practically level with the street. Originally, the building was raised by at least 4 steps
from the finished level of the street. One may enter from either entrance into a large
double height space which runs from the North-East to the South-West extent. This
space is directly linked to the numerous small rooms/stalls (24 in number) which are
set out along the longer facades. These rooms are 3.2metres in depth by 2.6metres
in width. The rooms at Ground Floor are approximately 4.5metres in height.
First Floor, where one finds an exact replica of the rooms/stalls that are situated at
Ground Floor. These rooms are accessed via a cantilevered balcony which runs
around the double height space. The height of these rooms is 4.5metres internally.
The
rooms/stalls at Ground Floor as well as at First Floor are roofed over with reinforced
concrete slabs, while the double height space is roofed over with pre-stressed
reinforced concrete planks.
2.7.5 The external fabric of this building is predominately globigerina limestone (franka),
with the first three to four courses in coralline limestone. There are also some traces
2.7.3 At the far North-East corner, one finds a tucked-away staircase which leads to the
2.7.4 The main construction materials used were limestone and concrete.
Plate 3: Photograph showing Spalling of Reinforced Concrete Beam
These concrete structures are supported on load-
of concrete on the façade facing the Grand Harbour which seem to be the result of
recent patch repair work.
The globigerina limestone is showing various decay
phenomena, namely crust formation, flaking, and alveolar decay, and the façade is in
need of some minor restoration works.
2.7.6 As mentioned earlier, the Pixkerija has undergone a number of alterations, which
have changed the building’s architectural design, including:
(i)
The original architectural and structural design has been modified in
certain areas. The large openings on the North and South facades have
The concrete, in general, is showings signs of
been reduced in size. This alteration was carried out in 1990-1991 and
deterioration (due to corrosion of the steel reinforcement) which, as a result, is
involved the partial infilling of the large openings with globigerina
causing the concrete to spall and detach from the steel reinforcement. The more
limestone to form smaller window openings;
bearing masonry fin walls/piers.
exposed concrete elements, namely the continuous beam supporting the concrete
6
(ii)
(iii)
The large openings on the West and East facades have also been
2.7.7 The finishes are in an average to poor state, with general maintenance being
reduced in size in a similar manner. This intervention also dates back
required. The walls are lime-washed and the Ground Floor walls are partially clad
to 1990-1991;
with ceramic tiles up to a 1.5metres height for hygienic reasons. This ceramic tiling
To
in the Ground Floor has unfortunately accelerated rising damp in certain localised
achieve this, the design of the roof was altered. The roof directly above
areas. The Ground Floor is covered with ceramic tiling which is laid to falls into a
the central double height space was raised by about 5 courses so as to
central continuous floor drain/gutter running from North-East to South-West along
introduce a number of horizontal windows openings to increase the
the central longitudinal axis of the Pixkerija.
The original roof was replaced with reinforced concrete planks.
amount of natural light and also help improve ventilation within the fish
market atrium. In order to achieve this effect, the planks were laid over
a continuous reinforced concrete lintol/beam which is supported on the
load bearing masonry fin walls/pillars;
(iv)
2.7.8 The external garage doors are framed with a metal roller shutter, while the external
window apertures are all timber framed and in an average state of repair, hence
requiring maintenance. The internal doors at ground floor leading into the stalls are
all in timber, while those at first floor are metal roller shutters.
The stairs which used to lead from road level up to the Pixkerija on the
North-East façade have been buried as a result of the raised level of
the Barriera Wharf ring road that was constructed in 1978;
2.7.9 There are some signs of water infiltration from the roof over the double height space.
The reinforced concrete slab above the First Floor stalls was not inspected as
access into these stalls was not available at the time of the site inspection.
(v)
W.C facilities were introduced;
(vi)
Lightweight partitions were introduced at the four corners of the building
also showing signs of eroding reinforcement and concrete spalling and, therefore, it
to create enclosed rooms adjacent to both entrances;
requires some repair and maintenance work.
The spiral staircase which led from First Floor to Roof Level was
bituminous membrane, which is in a poor condition. There are several areas where
removed and replaced with a dog-leg staircase, including the
the membrane has detached from the underlying roof and has come apart, and there
construction of a small room (stair hood) at roof level above this new
are other areas were the membrane has cracked. As a result of this situation, there
staircase;
is a variety of vegetation growing at roof level.
(vii)
(viii)
General upgrading was carried out on a few finishes (namely the floor
and lower part of the walls).
However, considering the condition of the rest of the roof it is likely that this slab is
The roof is waterproofed using a
2.7.10 Owing to the continued use of the premises as a fish market for several decades, the
Pixkerija has developed a very strong and pungent smell of fish within and around
the building.
2.7.11 This building has recently been scheduled by MEPA as a Grade 2 building.
7
2.8
between Senglea and Kordin. A temporary wharf was set up in Kordin known as
Site Description and Tenure - Ex-Quarantine Hospital:
Barriera (an Italian word meaning barrier). This Barriera was eventually shifted to
2.8.1 The current use of the above-mentioned building together with details of their
Originally, there was a small chapel dedicated to the Madonna degli Infetti, which
corresponding floor areas and tenure are listed below (see Appendix C):
A sea water well located in the Ground Floor
Current Use:
of this building is used to supply sea water to
the fish market for cleaning purposes.
Dilapidated
Legal Title:
building
Valletta beneath St. Barbara Bastions by Grand Master Perellos (1697-1720).
owned
later was no longer used for worship.
2.9.2 It is unknown whether the existing building was the first and only quarantine facility
constructed in the area. As there were many proposals for this area referred to as
by
the
Barriera Wharf, and it is unclear whether these projects materialised.
Government Property Division (GPD).
2.9.3 The Ex-Quarantine building also served as a doorway to Valletta since an internal
490square metres
Footprint Area:
staircase leads up to the roof of the building from which one could proceed into the
Total Internal Gross Floor Area circa 380square metres
(Ground
Floor,
First
Floor
Capital City. It was one of the first buildings that was constructed in this lower area
&
of Valletta during the period of the Knights, and it formed part of an elaborate
Second Floor):
MEPA Scheduling:
Ex-Quarantine Hospital - Grade 1 building
and warehouse, originally designed by Romano Carapecchia, was constructed
British Period Annex – Grade 3 building
Environmental Resources*
quarantine system. This area continued to develop and eventually a row of stores
This building contains marble-like decoration
beneath the bastion.
slabs composed of a very rare type of local
2.9.4 The quarantine hall was used for health and fumigation services. At the time, the
stone known as San Leonardo beds of Upper
quay known as Barriera Wharf was used for quarantine purposes and for the
Coralline Limestone.
This natural rock
disinfection of goods. Originally, there was a barrier made up of stone bollards and
outcrop had a very restricted geographic
wooden bars. One of these wooden bars and part of a stone bollard can still be
distribution
practically
seen close to the Pixkerija. This barrier consisted of an aisle created by a double row
These
of free standing stones. Due to the fear of an outbreak of the plague, guards
artefacts have rendered this building as a
patrolled the aisle to make sure that there was no contact between incoming
geological
quarantined travellers within the Barriera and any persons already in Malta.
and
has
been
exhausted in its natural state.
Site
of
Scientific
Importance.
These features should be conserved and
preserved.
Utilities
See Appendix G
*Geological, Ecological and Cultural Features
2.9.5 The Ex-Quarantine Hospital contains a large barrel-vaulted hall that was used for the
detention of visitors waiting in quarantine. The façade of this hall consists of a large
arched doorway with a plain fascia set within a larger blind arch with an inscription
on a marble plaque above the doorway that reads Haec fecit populorum amor
2.9
Background - Ex-Quarantine Hospital:
(meaning ‘The love of the people did this’).
2.9.1 The first quarantine facilities established by the Order in Malta were situated in
2.9.6 This building also formed part of the lower fortification system. In fact there are only
Rinella. However, in rough seas, the vessels were allowed to berth in the creek
two small high level openings overlooking the Grand Harbour, the rest of this
elevation is solid, similar to the surrounding bastions.
8
2.9.7 During the British Period, accretions were constructed adjacent to and partly in front
the reservoir is unknown and it is likely to be occupying the space above the main
of, the Ex-Quarantine building, in the form of a 20th Century two-storey masonry
entrance. It is unknown whether this space was simply backfilled or whether a small
annex that is presently in a structurally-dilapidated state.
room existed.
2.9.8 During the construction of the Valletta ring road which took place in the 1970’s part
2.10.5 At roof level adjacent to this reservoir, there is gun emplacement which was
of the building had to be demolished to make way for this vehicular link. Part of the
constructed by the British. This rises above the roof level by circa 6 courses plus a
original fabric, namely portions of two masonry vaults were destroyed, and half of the
thin concrete slab.
20th annex constructed by the British. In fact the first floor of this British accretion is
in-accessible since the vertical core was demolished.
2.10.6 The two remaining vaults, which also formed part of the quarantine complex, are
accessed through the 20th century British accretion. One enters the British annex
2.10
Condition Report - Ex-Quarantine Hospital:
through an arched doorway which is almost level with the quay. The remaining part
(since a section has been demolished) of the British accretion consists of one large
2.10.1 The property consists of a partly two-storey building and partly single-storey building
space at ground floor, and a series of rooms at first floor. The construction consists
with an overall height of a two-storey building, since the volumes are all double
of timber beams and stone slabs, and at circa every 5metres the timber beam is
height. Today this building has two entrances: one original entrance constructed
replaced with a masonry arch. These arches coincide with the masonry walls at first
during the Knights period, and another entrance constructed during the British
floor. A number of timber beams have failed; as a result of this a number of areas of
period. Both these entrances are facing West and are opposite the East façade of
the roof have collapsed. The remaining roofs are in a very dangerous state, since
the Pixkerija building.
many of the stone slabs are cracked and the condition of the beams is precarious,
2.10.2 The original entrance is reached through a flight of six stone steps arranged in a
because of this the first floor was not accessed.
semi-circular layout. The entrance is through a large arched doorway, which has the
2.10.7 The accretion on plan is situated adjacent and parallel to the staircase which leads to
same proportions as a larger arch which is forms part of the front elevation of this
roof level. In fact it is likely that originally the volume which is occupied by the British
building.
intervention was once open space. The wall which separates the staircase from the
2.10.3 One enters into a small space which has a small alcove opposite the main entrance
British intervention seems to have been an external wall.
and has a well (sea water supply) again in an alcove, on the right hand side. On the
2.10.8 At the end of this large volume constructed by the British, there is an arched
left hand side there are the remains of what used to be a spiral staircase, this seems
doorway which is reached through a flight of circa 12 steps. This doorway leads into
to have joined this part of the quarantine building with the first floor of the 20th
a large double height barrel vault. This barrel vault was reduced in size during the
century British addition.
Opposite this spiral staircase there is straight stone
1970s to make way for the ring road. This barrel vault has a high level window
staircase in a barrel vaulted passage which leads to the roof level of this building
overlooking the Grand Harbour. On entering this barrel vault, opposite the arched
(effectively this staircase rises in excess of two floors). This was essentially the link
doorway, one finds another doorway, which was probably created during the 1970s.
between the Barriera Wharf and the Capital City. The overall width of the staircase
This doorway, in turn, leads onto another smaller barrel vault, which was also
is circa 1.5m, and risers are large masonry units, some of which have split.
reduced in size during the 1970’s. The latter barrel vault has a similar high level
2.10.4 Above the main entrance, there is a water reservoir which was constructed during
the British Period. This reservoir is only one course above roof level. The depth of
window onto the Grand Harbour and also had a timber mezzanine constructed.
However, today this mezzanine is in a dangerous structural state.
9
2.10.9 The large barrel vault, on plan, is situated behind the staircase which leads to roof
these vaults are used as stores, while the two
level. Exactly beneath this same staircase, there is a barrel-vaulted passage way,
Eastern-most vaults are vacant.
with the same width as the staircase, which seems to lead downwards. At present,
Footprint Area:
the access downwards is blocked off. Opposite this barrel-vaulted passage way,
Total Internal Gross Floor Area circa 1125square metres.
there is a small room, part of which is within the thickness of the wall overlooking the
(Ground Floor & First Floor):
Grand Harbour, and which had been converted into a W.C..
MEPA Scheduling:
Grade 1 buildings.
Environmental Resources*
None
Utilities
See Appendix G
2.10.10 Originally this formed part of a complex of vaults and spaces, very few of which exist
today (see Appendix H). As mentioned earlier, the building underwent a number of
*Geological, Ecological and Cultural Features
alterations which include:
(i)
(ii)
740 square metres.
The construction of the 20th Century annex (accretion) adjacent and in
Each of the above-listed buildings has its own entrance off the ring road and none of
front of the Ex-Quarantine building;
the individual buildings are inter-connected, except for the four vaults within the
The demolition of the part of the two original vaults to accommodate the
Magazzini della Barriera, which are all inter-connected.
Barriera Wharf ring road;
(iii)
Opening of a doorway to link to two remaining barrel vaults;
(iv)
Alterations involving increase in size of the high-level openings onto the
2.12
Background - The Four Eastern-Most Vaults within the Magazzini della Barriera
(Caraffa Stores):
Grand Harbour;
2.12.1 It is unsure when these stores were constructed however, these Stores are referred
(v)
Construction of a water reservoir at roof level;
(vi)
Construction of gun emplacement above roof level.
to as the Carapecchia stores.
Magazzini della Barriera were demolished and re-built round about the 1850’s. This
2.10.11 The ex-Quarantine Hospital has recently been scheduled by MEPA as a Grade 1
building, while the British Period Annex has been scheduled as a Grade 3 building.
2.11
Site Description and Tenure - The Four Eastern-Most Vaults within the
Magazzini della Barriera (Caraffa Stores):
Fish storage and other general storage in
connection with fish handling.
Government
Carapecchia.
It is also uncertain whether the project designed by Carapecchia,
which incorporated a chapel dedicated to Our Saviour and a Quarantine building,
was in fact realised.
Property
Division
been recorded that cargoes of foodstuffs, bales of silk and packages of tobacco have
been received in the Magazzini della Barriera.
corresponding floor areas and tenure are listed below (see Appendix C):
Legal Title:
would mean that the present stores replaced those designed by Romano
2.12.2 These stores were used to store numerous items for varying lengths of time. It has
2.11.1 The current use of the above-mentioned building together with details of their
Current Use:
According to the historian Achille Ferris, the
2.12.3 The Magazzini della Barriera consist of fifteen vaults which originally and until the
early 1930’s (when the Pixkerija was constructed) all overlooked the Grand Harbour.
(GPD)
Each Vault has an identical façade and plan.
Tenement No.T60738 leased to the Director
of Agriculture. It should be noted that two of
2.12.4 The Barrier Wharf ring road which was constructed during the 1970’s rises sharply
from Barrier Wharf to eventually meet the level which corresponds to the
10
Mediterranean Conference Centre. The ramp starts to rise from in front of the last
accessible however; while part of this has now been blocked up as a result of the
three Magazzini della Barriera (which form part of this Environment and
ring road.
Development Brief). The street level rises above the ground floor of the last three
stores; in fact the outlook of these stores onto the original (level) open space has
2.13.5 The Vaults are interlinked at both ground floor and first floor. The openings seem to
be an alteration to the original fabric. These doorways are placed centrally along the
been lost. The last store is the worst off, since the ring road is circa 1.7metres above
longest sides (perpendicular to the façade onto Barriera Road) of these vaults.
the ground floor. The last three stores are accessed from a narrow passage which is
at pavement level (similar to the other stores), between the Barrier Road ring road
2.13.6 Each vault had a limestone masonry staircase (the design varied from one to
and the Magazzini della Barriera themselves.
another, some were spiral and tucked away into a corner, others are dog leg and
supported on masonry arches, above the main entrance) which leads to the first
2.12.5 The Magazzini della Barriera have recently been scheduled by MEPA as Grade 1
floor.
buildings.
Each vault has undergone numerous interventions some of which have
included the removal of parts, or the entire, vertical link. In some cases the stairs
2.13
Condition Report - The Four Eastern-Most Vaults within the Magazzini della
were removed to introduce a Lift. The last vault still has a lovely staircase supported
Barriera (Caraffa Stores):
on masonry arches; however, the masonry risers which consist of large units have
cracked. Presently the first floor is inaccessible, since the only safe vertical link (a
2.13.1 The four barrel vaults which form part of this Environment and Development brief are
passenger lift) is not functioning.
used to provide support to the Pixkerija (fish market). In fact these are used to store
fish boxes and to clean them. Two vaults have had a large freezer installed to store
2.13.7 Each Vault has a balcony which used to overlook the Grand Harbour. The balconies
of the last three vaults are inaccessible.
fresh fish which are not sold at the market.
2.13.2 The four barrel vaults have identical plans. Each Barrel vault has a central entrance
2.14
Site Description and Tenure - External Areas and Open Spaces:
off Barriera Wharf, which is at pavement level. The Vaults are circa 8.2metres wide
and circa 18metres in length. The length varies slightly since the Magazzini della
Barriera are not set out in one straight line, some are setback slightly. The ground
2.14.1 The current use of the above-mentioned building together with details of their
corresponding floor areas and tenure are listed below (see Appendix C):
floor has an overall height of circa 6.5 metres, while the first floor has a height of
Current Use:
Car parking generally.
circa 3.2 metres.
Legal Title:
Owned by the Government Property Division
(GPD).
2.13.3 The vaults are built offset from the bastion wall by circa 2metres, this means that
External Area:
circa 1900square metres
there is a narrow back yard running behind all the fifteen vaults. Each vault has an
Total Internal Gross Floor Area Not Applicable
opening (window) onto this backyard. The last vault has a door, which leads out
(Ground Floor & First Floor):
onto the back yard, separated from the adjacent vault. It is unknown whether every
MEPA Scheduling:
None.
Environmental Resources*
N/A
Utilities
See Appendix G
vault has a door leading onto the separate back yards.
2.13.4 The last vault furthest eastwards also has an opening onto a space which is beneath
Lower Barrakka Gardens.
According to some older plans there was a passage
*Geological, Ecological and Cultural Features
which used to link up with the old Quarantine building. Part of this passage is still
11
2.15
Background - External Areas and Open Spaces:
2.15.1.1
As explained above until the early 1900’s, the area was a large quay which
3
PLANNING GOALS AND OBJECTIVES
3.1
Structure Plan Policies
was used to segregate the incoming travellers from the locals, using stone
bollards and wooden bars. Eventually the fish market was constructed, the
Ex-ministry building and then the Barrier Road ring road was created. This
ring road splits the site in two.
3.1.1 The relevant MEPA Structure Plan Policies are found in the Grand Harbour Local
Plan (GHLP) that was approved in 2002.
The pertinent policies of interest with
respect to the Barriera Wharf site are Policies GD09 and GP04 and MAP 7 (see
Appendix D).
2.16
Condition Report - External Areas and Open Spaces:
3.1.2 GD09
2.16.1.1
The majority of open spaces, even the smaller spaces between the buildings
The Planning Authority will allow the development of offices within the local plan area in a
have become haphazard parking areas, and simply have a tarmac finish. The
controlled manner. The need to restrict office growth in these areas must be balanced with
parking area situated westwards from the slipway is not clearly defined; in fact
the need to upgrade the transport infrastructure (currently underway) of housing provision,
there is no clear delineation between the Barrier Road ring road and the start
rehabilitation of historic buildings and essential public administrative requirements.
and finish of the parking area.
A site is being reserved to upgrade and increase public office space at the Public Office
Enclave in Floriana
A major land allocation for private sector offices is a site forming part of the Marsa Park, at
the heart of the arterial road network.
Favourable consideration for the location of new offices will also be given within designated
Town Centres and Neighbourhood Centres provided criteria set out in Policies GD06 and
GD07 are complied with.
3.1.3 GP04
The Valletta/Floriana waterfront as identified (Zone ‘B’) on Figure 5 is the area with greatest
potential in relation to cruise passenger services. An outline development permit for such
facilities has already been approved by the Planning Authority, reflecting the importance
that is given to this sector in the economy of the Port. This includes ferry and cruise
terminal facilities; and proposals for the restoration and rehabilitation of the prestigious
eighteenth century Pinto Stores and other historic buildings along the waterfront. Uses
include a wide range of commercial, recreational, and cultural activities. Other uses may
also include specialised retail, office and other consumer facilities related to the use and
expansion of the Port for passenger services, provided that required development control
criteria are observed, and taking into consideration the policies in the Structure Plan and in
this Local Plan.
12
3.2
Planning Policy Background
significantly increased the stock of office space in the Maltese Islands and, therefore,
the provision of further office space at the Barriera Wharf site is no longer considered
3.2.1 The GHLP is a wide ranging document which addresses a number of planning
to be a priority.
issues regarding Valletta and Floriana, The Three Cities and the Inner Grand
Harbour Area. With respect to Valletta, the GHLP dealt with a wide spectrum of
planning policies (GV01 to GV30), including:
(i)
Urban development boundary
3.2.3 On the other hand, over the past decade, the Cruise and Ferry industry that has
developed along the Valletta waterfront near the Pinto Stores has flourished and it is
expected that this port activity will experience even further development and
expansion in the years to come. In line with the GHLP’s objective to encourage port-
(ii)
Road improvement schemes
related activities in the Grand Harbour, therefore, it would make sense for the
(iii)
Traffic management
Barriera Wharf site to be developed as a complementary facility to the Cruise and
(iv)
Connections between Central Valletta and the waterfronts
(v)
Car parking
(vi)
Urban Conservation Area (UCA)
to achieve the objective of strengthening this important niche in the national
(vii)
Urban and architectural design (with particular emphasis on maintaining the
economic activity.
Ferry Terminal activity as well as a facility that can serve the cultural tourism and
recreation industry. In this respect, the proposal of developing the Barriera Wharf
existing skyline, and for contemporary buildings to be designed sensitively by
respecting the existing massing, fenestration and ornamentation of the
surrounding urban context, particularly with the use of traditional building
materials.)
site into a boutique hotel complex with conference and retail facilities is considered
3.2.4 Indeed, Policy GP04 reinforces the argument that the Barriera Wharf site has the
greatest potential in relation to the cruise passenger industry.
Due to its prime
location along the Valletta waterfront as well as its proximity to the Cruise and Ferry
Passenger Terminal and the Valletta Upper Barrakka Lift, which is currently under
(viii)
Building heights
construction, the Barriera Wharf site provides an excellent opportunity to attract the
(ix)
Advertisements
business/tourism sector to the Maltese Islands.
(x)
Development of sitting-out areas
Besides, the proposed boutique
hotel complex development would also serve to strengthen the hospitality sector in
the Valletta region, serving both the local demand for hotel bed and/or conference
(xi)
Entertainment, tourist and recreational facilities
amenities as well as the wider tourism sector which is not necessarily connected to
(xii)
Tourist accommodation
the Cruise and Ferry Passenger industry.
(xiii)
Office development
(xiv)
Sites for redevelopment
3.2.5 The concept of incorporating four vaults from the fifteen vaults of the Magazzini della
Barriera (Caraffa Stores) within the project development brief is based upon the
rationale that the proximity of these vaults to the waterfront buildings along Barriera
3.2.2 Almost a decade had passed since the GHLP was approved and it is widely
acknowledged that certain policies that were deemed to be desirable in 2002 are no
longer relevant today. In particular, Policy GD09 designates the landward area of the
Barriera Wharf site as an area suitable for office development. Since 1992, there
have been several developments both within and outside Valletta that have
Wharf would provide valuable floor space for the supporting conference amenities
needed by the proposed boutique hotel waterfront development.
This project is
primarily intended to restore the existing buildings and to rehabilitate a rundown area
within the lower precincts of Valletta.
Furthermore, the remaining eleven vaults
(Government Property Division (GPD) Tenement No.G08007 leased to the Director
13
of Customs for use as bonded stores) could also eventually be incorporated within
Ecology
Upper Coralline Limestone. This natural
rock outcrop has a very restricted
geographic distribution and has been
practically exhausted in its natural state.
These artefacts have rendered this building
as a geological Site of Scientific Importance.
These features should be conserved and
preserved.
N/A
Site Constraints
Transport
N/A
Heritage Resources
Part Grade 1 Building and part Grade 3
Building.
Landscape
Demolition of existing building (Grade 3) and
construction of new building on shifted and
enlarged footprint.
N/A
Geology
N/A
Ecology
N/A
Transport
N/A
Heritage Resources
N/A
the boutique hotel development complex, once they are no longer required to serve
their present purpose.
3.3
Site constraints
3.3.1 Ex-Ministry Building
Planning Matters
3.3.2 Pixkerija Building
Site Constraints
Planning Matters
Landscape
Rehabilitation and restoration of existing
Grade 2 building.
N/A
Geology
N/A
Ecology
N/A
Transport
N/A
Heritage Resources
Grade 2 Building.
3.3.4 Caraffa Stores
Site Constraints
Planning Matters
Landscape
Rehabilitation and restoration of existing
Grade 1 buildings. Four in number vaults
N/A
Geology
N/A
Ecology
N/A
Transport
N/A
Heritage Resources
Grade 1 Buildings.
3.3.5 External Areas
Site Constraints
Planning Matters
N/A
Landscape
Geology
To include vehicular drop-off-point, to
include service baye, to introduce traffic
calming measures and to include temporary
floating pontoons moored along the quay
side within the Grand Harbour.
N/A
Ecology
N/A
Transport
To introduce a pedestrian underpass
beneath the existing ring road.
N/A
3.3.3 Ex-Quarantine Building
Site Constraints
Planning Matters
Landscape
Geology
Demolition of part of the existing building
(Grade 3) and construction of new building
on smaller footprint.
N/A
Heritage Resources
This building contains marble-like decoration
slabs composed of a very rare type of local
stone known as San Leonardo beds of
14
4
4.1
DEVELOPMENT OBJECTIVES
Planning justification for the proposed development
4.1.1 The area which this brief is concerned with currently consists of a series of
dilapidated buildings which are disjointed from a functional and architectural point of
view. The scope of this development brief is to encourage the regeneration of this
site which has such a prime location and to achieve a holistic project. Considering
the projects which form part of the Grand Harbour Vision which are currently being
implemented, this site has been earmarked for primarily higher end hospitality,
leisure, entertainment and conferencing facilities.
4.1.2 The proposal to demolish the Ex-ministry building is aimed to allow a new
replacement building to be constructed in accordance with contemporary building
standards. The same can be said about the British accretions adjacent to the ExQuarantine Hospital, which is also earmarked for demolition and replacement. This
proposal will firstly improve the overall architectural quality of the Ex-Quarantine
Hospital and it will also allow the relatively small site to be feasibly developed. The
rest of the buildings which have been included within this brief are Grade 2
(Pixkerija) and Grade 1 (Ex-Quarantine and the Caraffa stores). Consequently this
grading limits any interventions on these buildings. However, these buildings can be
restored and rehabilitated and re-used according to their existing volumes and
spaces.
4.1.3 Apart from rehabilitating these listed buildings, which today are in an advanced state
of deterioration, this area just outside the City walls will be given the deserved
upgrading and status it deserves, and the historic buildings together with their
environmental resources will be safeguarded and preserved.
15
road).
5
PLANNING PARAMETERS
5.1
Ex-Ministry Building
16.4metres in order to match the extents of the existing Pixkerija.
5.1.1.4
The height of the replacement building also has to match the scale of the
Pixkerija. This scale is restricted by the height of the cornice, which is at circa
The possibility of the redevelopment of this unique site allows one to construct
10.1 metres above quay level.
a replacement building within a given footprint and height limitation, however,
This height limitation has the potential of
accommodating three floors (Ground Floor, First Floor and Second Floor)
with no restrictions created by any existing fabric. It is therefore envisaged
within the allowable building envelope. It is to be noted that the Pixkerija has
that the replacement building will be a high-end Boutique Hotel.
5.1.1
The width of the replacement building is to remain at the existing
a roof structure (clerestory window) which is recessed by 3.2 metres from the
North and South facades and by 2.7 metres from the West and East facades.
Proposed Interventions
This clerestory structure has an overall height of 1.2 metres above the finished
The replacement building should adhere to the following planning criteria and
roof level.
restrictions:
5.1.1.5
5.1.1.1
other facility at roof level as long as this fits within these height and setback
It is proposed that this Grade 3 building with a footprint of circa 530square
metres and an overall height of circa 10.1 metres be demolished.
limitations. In other words, the offset from the North and the South façade is
The
to be 3.2 metres and 2.7 metres from the West and East facades respectively.
replacement building will respect and complement the character of the site
The overall height of this central structure should not exceed that of the
and its surroundings, and should in no way compete in terms of scale, mass
clerestory window above the Pixkerija building, which has an overall height of
and materials with the surrounding historical components. It is imperative that
1.2 metres above the finished roof level. Access to this roof level shall be
the existing historical buildings, their proportions and the traditional materials
allowed.
are respected and used to help integrate the new replacement building. The
cluster of buildings must work in a holistic manner, however; the new
5.1.1.2
The proposed replacement building can have a pool structure, bar or any
5.1.1.6
Currently the Ex-Ministry Building is situated circa 6.00 metres westwards
replacement building and the existing surrounding historical buildings must be
from the Pixkerija. The replacement building can be shifted Westwards by a
aesthetically distinct. It will not be considered favourable if the replacement
further 4.0 metres, creating a total separation distance of 10.0 metres between
building is insensitive to the existing architectural context.
the existing Pixkerija and the replacement building. This shift could be used to
Any required signage should be holistically designed and incorporated within
the façade design of the new replacement building. The signage should not
be protruding from the new façade.
accommodate the vertical access (lifts and stairs) for both buildings, with a
maximum allowable height of 12.8 metres above quay level, in order to allow
access to the uppermost roof level. If this space is used to accommodate a
different use other than vertical circulation, the height limitation similar to the
5.1.1.3
The footprint of the proposed building may be increased to a maximum of 570
replacement building, has to respect the cornice height of the Pixkerija, which
square metres (a total increase of circa 40 square metres in footprint area).
as stated earlier, is circa 10.1 metres above quay level. The development in
This increase in area can be achieved by varying the length of the
this area must be set back from the façade onto Barriera Wharf ring road and
replacement building (that is, the elevation parallel to the Barriera Wharf ring
the Grand Harbour by not less than 4.5 metres. This set back on the Barriera
Wharf ring road could be utilised as a service drop off point for small vans.
16
5.1.1.7
With the possibility of increasing and/or shifting the footprint of the
clerestory windows is in need of repair.
The lintol/beams running
replacement building, the existing slipway will be lost. The current position of
perpendicular to the concrete planks are showing signs of spalling.
the slip way is circa 2.6 metres westwards from the existing Ex-Ministry
general restoration/upgrading of the building could also include the
Building. It is being proposed to re-create this slipway at a maximum distance
replacement of this roof and its supporting elements. The existing roof could
of 2.6 metres westwards from the proposed replacement building.
be replaced with a lightweight structure made of glass, steel, or timber. The
The
extents of this roof will have to respect the existing structure, that is, being
Ex-Ministry Building Existing
Proposed
offset from the North and South façades by 3.2 metres and offset by 2.7
(Grade 3)
metres from the West and East façades, as well as a maximum height of circa
Use:
Offices
Boutique Hotel
Footprint:
530sq.m.
Max. 570sq.m.
Overall height:
circa10.1m
Max. 10.1m (not to exceed height of
1.2 metres above roof level.
5.2.1.3
As explained above (2.7.1.6 (i) & (ii)), the large arched openings, which
existed on the North and South façades, were reduced in size, together with
Pixkerija)
the openings on the West and East façade. The four elevations could be
5.2
Pixkerija
arranged such that these larger openings are reinstated to match the original
design (see Appendix H). This is the only acceptable alteration to the façade
This building which is to be retained has a particular interior, which is mostly
of this Grade 2 building. These openings would have to be fitted with timber
double height which is worth restoring and exploiting. There are a number of
apertures, or metal apertures with an external timber facing. The latter will
planning restrictions since this is an existing structure, and not many
provide a proper seal against the adverse weather conditions to which the site
interventions would be accepted since these need to be reversible. The use
is exposed. (See photograph on the following page)
envisaged for this building is as an addition to the replacement building
(Boutique Hotel); it could serve as a reception area (double height volume),
5.2.1.4
At Ground Floor level, there are short masonry partitions perpendicular to the
lounge and bar, with the possibility of converting part of the upstairs area into
North and South facades which form the different tenements (rooms). These
a restaurant.
partitions correspond to the masonry pillars on the elevations. The masonry
partitions which correspond to the masonry piers of the façade are likely to be
5.2.1
Proposed Interventions
load bearing structural elements. The space in-between these masonry pillars
The interventions on the existing fabric of the Pixkerija should adhere to the
was split into two, having a thin pilaster on the façade which also corresponds
following planning criteria and restrictions:
to another short partition on plan. These intermediate partitions do not appear
to be load-bearing elements since their thickness is significantly less when
5.2.1.1
5.2.1.2
The building is to be retained with the fabric requiring general restoration and
compared to the partitions which correspond to the masonry piers on the
rehabilitation: this includes the changing of all the internal finishes and fixtures
façade. These intermediate partitions could be completely removed internally,
(doors and windows) and the preservation and restoration of the external
or have openings created within them, both at Ground Floor and First Floor.
fabric together with the changing of the external fixtures.
However, the thin elements on the façade (corresponding to these partitions)
The central roof (concrete planks) above the atrium (double height space)
are to be retained or recreated (see plate 4 on the following page). The load-
which is raised beyond the roof level by about five courses to form horizontal
17
bearing masonry partitions which correspond to the vertical masonry pillars on
Footprint:
710sq.m.
Unchanged
the façade are not to be intervened upon.
Overall height:
circa10.4m
Unchanged
5.3
Ex-Quarantine Hospital
The original quarantine building is to be retained and restored. The original
building has a relatively small footprint with many planning restrictions. These
volumes are envisaged as retail areas or supporting facilities for the Boutique
hotel. There is a possibility of redeveloping a very small part of the existing
building (removal of the British accretion, grade 3) which will have a similar
use.
5.3.1
Proposed Interventions
The interventions on the existing fabric should adhere to the following
planning criteria and restrictions:
5.3.1.1
The volumes which formed part of the Quarantine building are to be retained
and restored and rehabilitated.
Plate 4: Photograph showing the Internal Partitions (Load Bearing and Non-Load
5.3.1.2
circa 110 square metres and an overall height of circa 10.9metres above quay
Bearing) and Corresponding Façade.
5.2.1.5
It is proposed that this Grade 3 20th Century British accretion with a footprint of
level, is to be demolished.
The replacement building similar to the
The useable floor space at First Floor is limited since the central atrium is
replacement building for the Ex-Ministry building should respect and
double height.
It is, therefore, permissible to construct a fully-reversible
complement the character of the site and its surroundings, and should in no
structure within this double height to create a large useable floor space at First
way compete in terms of scale, mass and materials with the surrounding
Floor. The size of the void overlooking the Ground Floor has an area of circa
historical components. It is imperative that the existing historical buildings,
215 square metres. In order not to create a full floor and completely change
their proportions and the traditional materials are respected and used to help
the perception of the building, the maximum area for the additional floor at
integrate the new replacement building. The cluster of buildings must work in
First Floor is to be limited to circa 140 square metres. (65% of the double
a holistic manner, however; the new replacement building and the existing
height area).
surrounding historical buildings must be aesthetically distinct. It will not be
considered favourable if the replacement building is insensitive to the existing
5.2.1.6
No signage against this block will be permitted.
Pixkerija (Grade 2)
Existing
Proposed
Use:
Fish Market
Boutique Hotel supporting facilities
architectural context.
5.3.1.3
The footprint of the proposed building is to be reduced to a maximum of 90
square metres.
This decrease in area is to be achieved by reducing the
18
overall width of the replacement building (west elevation, overlooking the
solution would also reduce the wheelchair accessibility problem to this part of
Pixkerija), together with the overall length of the replacement building (North
the Ex-Quarantine building.
elevation, overlooking Barriera Wharf ring road).
The intention of this
reduction in footprint is to expose the walls, which are most likely the original
5.3.1.6
(timber/glass or steel) inserted as an intermediate floor to increase the
exterior walls, of the Ex-Quarantine building. The replacement building should
useable floor area. The intermediate floor must not occupy more than 65% of
be offset by a minimum of 1.6 Northwards, away from the original façade of
the internal floor area. This will ensure that the original double height volume
the Ex-Quarantine building (this offset will also allow for wheel chair access),
is still experienced by the visitors.
and 3.0 metres Westwards also away from the Ex-Quarantine building.
5.3.1.4
The height of the replacement building is to be less than the Ex-Quarantine
5.3.1.7
divided from the ring road and pavement by a simple limestone masonry wall.
two floors (Ground Floor and First Floor) with the possibility of having a
These façades need to be re-thought to actually give the impression that the
It is envisaged that this
ring road was slit through these (once larger) volumes.
replacement building will accommodate office space and possibly some retail
Since this area is fully accessible it could also accommodate an
5.3.1.8
electrical sub-station.
5.3.1.5
The building fabric, both internal and external needs restoration works: this
includes the masonry restoration, such as re-pointing, cleaning, plastic repair
and stone changing of all the masonry facades and surfaces, including the
It is being suggested to create a pedestrian link, under the existing Barrier
façade overlooking the Grand Harbour and the façades which are to be newly
Road ring road, which will link the activities in the replacement building
exposed, the preservation and restoration (where possible) of any metal work
(instead of the Ex-Ministry building), the Pixkerija and the Ex-Quarantine
and timber doors/windows which are original (the Main door to the Ex-
building with the Caraffa stores on the other side of the ring road. If this link is
Quarantine and the windows overlooking the Grand Harbour). The restoration
created to facilitate the flow of visitors, one would need to take people down to
of the masonry staircase which leads to roof level, so as to recreate a very
about 0.5metres above mean sea level to achieve adequate headroom to
important historical link (between the waterfront and the walled city), the
pass beneath the existing street level. There are many ways of achieving this
restoration of the gun emplacement at roof level, the investigation of the water
reduced level, however if this level is reached before the entrance (probably
reservoir at roof level, and its possible removal, restoration and rehabilitation
original) to the large double height barrel vault which formed part of the
of the roof level.
Quarantine complex, it would be possible to do this using ramps, which would
comply with the regulations as stipulated by the National Commission for
These barrel vaults suddenly had an
outlook (façade) onto this new ring road. These vaults were simply split and
existing quay level. This height limitation has the potential of accommodating
area.
These two barrel vaults were reduced in size as a result of the construction of
the ring road as explained above.
building; the maximum permissible height is that of 9.0metres from the
completely screened plant area at roof level.
The barrel vaults which are double height, could have a reversible structure,
5.3.1.9
As explained above the marble-like decoration slabs within the Ex-Quarantine
Persons with Disability. This would also allow linking the new replacement
building which is composed of a very rare type of local stone, known as San
building adjacent to the Ex-Quarantine building to the large vaulted double
Leonardo beds of the Upper Coralline Limestone strata which as a natural
height volume via a light weight bridge. This bridge would not interfere with
rock (outcrop) has a very restricted geographic distribution and has practically
the underpass (new link) since there would be adequate headroom. This
been exhausted in its natural state will be preserved and adequately
19
protected.
These features make the Ex-Quarantine building a building of
balconies at first floor overlooking the Barriera Ring Road and the
scientific importance.
preservation/restoration of the external fabric together with the external
fixtures.
5.3.1.10
No signage against this block will be permitted.
5.4.1.2
Ex-Quarantine
Hospital Existing
Since the service lifts are to be removed, it is being suggested, to comply with
the standards set by the Commission for the Disabled, to install two
Proposed
passenger lifts in the existing back yard running behind the Magazzini della
(Grade 1)
Use:
Barriera. The lifts will be installed as a pair so that the intervention required to
Ancillary facilities to Retail areas
accommodate and install these lifts will only occur in one location. At first floor
the fish market
Footprint:
490sq.m.
Unchanged
Overall height:
Circa 10.9m
Unchanged
Replacement Building
Existing
Proposed
Use:
Ancillary facilities to Retail areas/Services (sub-station)
the fish market
and at intermediate floor, a doorway will need to be created (within the original
fabric) to allow access for visitor to use the lifts. This intervention will be
reversible and will be carried out so as to cause the least possible damage to
the existing Magazzini della Barriera.
5.4.1.3
The Vaults at ground floor have an overall double height of 6.5metres. The
Footprint:
110sq.m.
Max 90sq.m.
introduction of intermediate floors is permissible; however, these must not
Overall height:
Circa 10.9m
Max 9.0m
occupy more than 50% of the internal area of each individual vault. This will
ensure that the original double height volume is still experienced by the
5.4
The Four Eastern-Most Vaults within the Magazzini della Barriera (Caraffa
visitors.
Stores)
5.4.1.4
The existing vaults with all their planning restrictions are to be restored and
The large vaults can be split up into separate and smaller rooms using light
weight partitions which are completely reversible.
converted, into supporting facilities for the Boutique hotel, such as conference
facilities.
The only interventions possibly allowed have to be reversible,
5.4.1.5
To avoid having plant at roof level, which will be very visible from Valletta and
from the Grand Harbour, it will be permissible to use part of a vault at first floor
without any impacts on the existing fabric.
for this reason, especially since there is no problem of ventilation since there
5.4.1
Proposed Interventions
The interventions on the existing fabric should adhere to the following
is a back yard.
5.4.1.6
No signage against this block will be permitted.
planning criteria and restrictions:
5.4.1.1
The buildings are to be retained and restored. The fabric requires general
Caraffa Stores (Grade 1)
Existing
Use:
Fish
Proposed
storage
and Conference facilities
restoration: this includes the changing of most the internal finishes and
other
fixtures, the reconstruction/repair of the damaged or completely lost
storage (to support
staircases, the service lifts which have been installed should be carefully
the pixkerija)
removed and the barrel vaults repaired, the reconstruction/repair of the
Footprint:
740 sq. m
general
755 sq. m (allowance for additional
20
Overall height:
5.5
5.5.1
Circa 10.7m
external lifts)
(ii)
Caraffa Stores;
Unchanged
(iii)
Pixkerija;
(iv)
The water front quay;
(v)
World War Two gun emplacement situated on the roof of the Ex-
Conservation of the Historic Fabric
The scheduling of the majority of buildings at Barriera Wharf are Grade One
Quarantine Hospital.
buildings (Ex-Quarantine Hospital and the Caraffa Stores), and a Grade Two
building (Pixkerija). These buildings require the conservation of their
5.6
External Areas and Open Spaces
architectural features and their historical context. The development promoted
by this Brief provides a unique opportunity to restore and rehabilitate this
The public open spaces, including the quay and Barriera Road, and the
prime water front area.
spaces between the buildings are to be embellished and landscaped to cater
for the visitors and to promote outdoor activities within this area.
5.5.2
The conservation of the Barriera Wharf area and its environs would entail,
primarily, a three-stage approach:
(i)
There needs to be the introduction of adequate traffic calming measures along
the Barriera Road, starting from the extent of the car park situated westwards
significance, and those with less value;
from the slipway until the sharp bend in the ring road beneath the Great Siege
Monument.
identification of the conservation issues such as lack of maintenance, or
5.6.1.2
The location of seating areas, landscaping features such as trees and shrubs,
development and interventions;
together with the proper lighting and signage including the use of different
setting out of the intervention techniques necessary to achieve the
materials, textures and colours should be used to clearly delineate the
restoration and rehabilitation for their intended use of those features
pedestrian areas from the road spaces.
which are worthy of protection.
5.5.3
5.6.1.1
located within the development brief area with historic and architectural
more specifically stone deterioration etc; and any impacts from previous
(iii)
Proposed Interventions
an assessment of the existing situation in order to establish and record,
in a detailed manner, those buildings, structures and open spaces
(ii)
5.6.1
5.6.1.3
The area between the Ex-Qarantine Hospital and the Pixkerija is to be
The Conservation Management Plan formulation process, incorporating the
converted into a pedestrian area ‘piazza’, with a drop off point (for buses and
requirements for a Restoration Method Statement, provides the best
taxi) adjacent to the Barriera Wharf ring road, to provide convenient and
methodology to implement these stages.
practical access for visitors and tourists to the development, especially since
the Pixkerija could be converted into a reception and lobby area for the
5.5.4
All historical buildings and structures will have to be rehabilitated and restored
Boutique Hotel.
under the supervision of competent and qualified experts. Special attention
should be devoted to the rehabilitation of the following components:
5.6.1.4
It is also possible to hard landscape the stretch of Barriera Wharf Ring Road
within the project to match this new pedestrian area (piazza). This could help
(i)
Ex-Quarantine Hospital;
21
to integrate the proposed development on both sides of the Barriera Wharf
5.7
Site Access, Circulation and Parking
Ring Road.
5.6.1.5
5.7.1
Vehicular Access to Site
5.7.1.1
As explained earlier, the site is traversed by the Barriera Wharf ring road and
The area between the Pixkerija and the new replacement building instead of
the Ex-Ministry Building will be organised so as to accommodate a service bay
therefore, vehicular access is satisfactory.
for the delivery of goods and collection of waste.
The new replacement building
(instead of the Ex-Ministry Building) and the Pixkerija both have access from
5.6.1.6
The area located westwards from the slip way is to be converted into an
all four sides, one of which is overlooking the ring road. The Ex-Quarantine
organised surface car park which is properly landscaped as described above.
Hospital and the new replacement building (instead of the 20th Century
The car park should be arranged in such a manner so as to allow the space of
accretion) have accesses off the pedestrian piazza, which also has a frontage
a continuous pedestrian link (minimum width of 2.0metres) along the sea front
onto the ring road. The Magazzini della Barriera (Caraffa Stores) have a
of the quay.
5.6.1.7
frontage onto the same ring road.
The quay front should be structurally consolidated and restored. To ensure
5.7.1.2
safety for pedestrians, a railing should be installed at the water’s edge.
5.6.1.8
There is the possibility of creating a pedestrian underpass beneath the ring
road so as to provide a safer link between the two disjointed areas of the site,
Since this site has a very prominent location on the Grand Harbour, and
since the Barriera Wharf ring road is a relatively busy road. Typical traffic
subject to permission from the relevant authorities, there is also the possibility
counts for the Barriera Wharf ring road for the month of May 2011 were
of providing temporary floating pontoons for mooring of power boats within the
obtained from the CVA (see Appendix I)
good weather window.
External Areas and Open Existing
Proposed
5.7.2
Provision for Car Parking
5.7.2.1
A Traffic Impact Statement for the proposed range and scale of uses will
Spaces
Use:
Footprint:
establish the appropriate number of car parking spaces required to support
Parking area
Circa 1900sq.m.
Landscaped and organised parking
this project. Unfortunately, the only space available for surface parking is the
areas,
bay,
area westwards from the existing slipway. It is very difficult and costly to
traffic calming measures, and signage
provide underground parking since the quay is only circa 2.0m above sea
for the whole project.
level.
drop-off-points,
Circa 2,800sq.m. the increase in area is
intended
Overall height:
Circa 10.7m
service
to
accommodate
the
5.7.2.2
The development should provide the opportunity to define an alternative
additional seasonal floating pontoons.
model of transportation, where use of private cars is discouraged and all forms
N/A
of public transport is actively encouraged.
This could take the form of a
dedicated service from the Park and Ride Scheme, a more frequent bus
service along the ring road, and hotel shuttle bus to the Valletta terminus and
maybe also Sliema
22
5.7.3
Service Traffic
5.7.3.1
In such a project, a certain degree of service traffic generation is unavoidable.
which form part of this development brief. These utility services can be seen
on the plans provided in Appendix G.
In order to minimise traffic congestion on the ring road, the service access to
5.8.1.2
Presently, the Ex-Ministry Building, the Pixkerija and the Magazzini della
the site will be restricted within specific periods of time, preferably at off-peak
Barriera (Caraffa Stores) are fully-integrated within the service infrastructure of
hours, especially early morning.
Valletta. The Ex-Quarantine Hospital is a derelict building which is likely to be
connected to the public water, electricity and sewage infrastructure.
5.7.3.2
Provisions will be made for special arrangements for the collection of refuse
which will be disposed of at one collection point. An appropriate location for
5.8.1.3
There is presently no provision for the storage of surface water run-off.
5.8.1.4
Further work is required to determine in detail the existing capacities of the
the collection of refuse is to be identified in any proposed redevelopment
project. Such a location should be preferably located within close proximity to
various existing utilities on site. All services are to be integrated within the
the ring road although it should not be visually conspicuous.
detailed design stage and no services are to be left exposed.
5.7.4
Temporary Quayside Floating Pontoons
5.7.4.1
5.8.2
Upgrading of Service Infrastructure
5.8.2.1
The implementation of the project would eventually entail the overhaul and
The Barriera Wharf Quay side water front enjoys one of the most prominent
positions in the Grand Harbour. In the context of the proposed boutique hotel
extensive upgrading of the service infrastructure. This is particularly the case
complex development, it would provide an excellent location for the berthing of
for the provision of sewage and solid waste disposal and the installation of the
power boats. For this purpose it is proposed to provide floating pontoons
appropriate network for telecommunications.
moored along the quay side and accessible through ramps from the quay.
This will also encourage other means of transport across the Grand Harbour.
5.7.4.2
5.8.2.2
of accuracy the precise requirements, both in terms of the upgrading of the
It is acknowledged that Barriera Wharf is particularly exposed to North-
basic services infrastructure and the introduction of any telecommunications
Easterly winds (Gregale) and storms. For this reason, it is proposed that the
and informational technology systems.
floating pontoons would be installed along the quayside on a temporary basis
during the good weather window (May to September).
5.7.4.3
At this preliminary stage, it is not possible to predict with a reasonable degree
5.8.2.3
At a later stage of the development process, more technical data and
projections will have to be provided following specific studies, prepared by
Furthermore prior to the installation of the proposed floating pontoons, it would
specialist experts in the various utilities. It is envisaged that the following
be necessary to carry out repairs to the quay structure which has suffered
aspects of the service infrastructure would need to be the subject of further
damage due to scouring of the foundations by storms and wave action.
detailed studies:
5.8
Utilities
5.8.2.4
5.8.1
Existing Infrastructure and Services
5.8.1.1
All the services which include water supply, electricity, drainage and
telecommunications are provided in the area, and already feed the buildings
Water supply and storage of surface water run-off;
(i)
Electricity generation;
(ii)
Solid waste disposal;
(iii)
Public sewage;
(iv)
Telecommunications.
23
5.9
Site Specific Considerations
5.9.1 Special consideration should be given to the impact that the upgrading of the service
infrastructure would have on the historic fabric and the surrounding environment.
Some of these considerations would include:
(i)
All overhead cables and wires are to be buried underground so as not
to detract from the visual quality of the urban environment;
(ii)
Ensuring that any service equipment does not adversely affect the
skyline of the historical urban environment of Valletta. No plant at roof
level will be considered unless completely screened (not only the sides
but also the top) with a permanent screen whose design is
architecturally-compatible with the historical setting of the site.
5.10
Energy Considerations
5.10.1 The proposed buildings should be an example of the incorporation of the latest
energy-saving technology in the proposed development, especially in the new-build
elements of the project. Wherever possible, natural lighting and ventilation should
be provided so as to reduce artificial lighting and air-conditioning which consume
large quantities of energy and increase the carbon footprint of the buildings.
Furthermore, the proposed development should include provisions for the production
of renewable energy (through, for example, the use of efficient photovoltaic
technology).
5.10.2 The architectural design of the various building components and the type of building
materials to be utilised will all have to be carefully considered in relation to efficient
energy-saving policies.
5.10.3 As far as practicable, the rehabilitation of historic structures will seek to incorporate
measures to reduce energy consumption, although these measures must not
compromise the historic value of the building nor should they be visually-intrusive.
24
6.4
6
SUBMISSION REQUIREMENTS
6.1
It is envisaged that, for a full development application for the proposed Boutique
open space:
Hotel complex the following information would be required:
(i)
Project Description Statement;
(ii)
Conservation Management Plan;
(iii)
Restoration Method Statement
6.5
Traffic Count and Impact Statement;
(v)
Construction Management Plan;
(vi)
Environmental Management Plan;
Interventions required for conservation,
(ii)
Techniques and methods for conservation.
The Traffic Impact Statement (TIS) will be prepared in accordance with the relevant
The Construction Management Plan is to include details of:
(i)
Any site excavations and the sites for construction, recycling and waste
disposal;
(vii) Energy and Utility Management Plan.
6.2
(i)
terms of reference to be provided by Transport Malta.
6.6
(iv)
The Restoration Method Statement is to include for each building, structure and
(ii)
The siting and works required for utility provisions;
(iii)
All construction access points and proposals for maintaining pedestrian and
The Project Description Statement (PDS) shall be a concise written general
vehicular access;
statement giving a clear description of the development concept, including a
(iv)
comprehensive schedule of land use/space provisions, the mix of uses, construction
construction;
and operation employment levels by category, and how it complies with the
(v)
requirements in the Development Brief and other relevant planning policies, together
Phasing of all of the above with consideration being given to the tourism peak
months.
with a description of each facility of the project and a schedule of all gross floor area
space allocations.
Storage areas for plant and materials, location of any cranes used in
This PDS would enable the screening of the project in
accordance with the Environmental Impact Assessment Regulations of 2007 (LN
114/07).
6.7
The Environmental Management Plan (EMP) should detail the proposals for
energy-saving and efficiency. The EMP is to include efficient use of resources
6.3
The Conservation Management Plan is to include for each building, structure and
including energy and water, environmentally-sensitive construction methods and
open space:
waste management.
(i)
Researched architectural, historical and social background;
(ii)
Identification of the current state of the fabric;
(iii)
Assessment of significance.
6.8
The Energy and Utility Management Plan should provide quantitative and
qualitative information about the energy saving measures proposed in the project
including the use of efficient technologies for the production of renewable energy.
The Plan should also predict the requirements of water, electricity, communications
and sewerage systems and the likely impact on the existing networks, the location of
25
proposed site utilities including connection to the existing public networks, and
evidence of negotiations with the relevant utilities organisations.
6.9
The development planning application should be supported by:
(i)
Existing site survey with indicated levels.
(ii)
Proposed site layout, including any new site levels and all proposed land uses.
(iii)
Composite overall scheme plans showing levels, building, landscaping, vehicle
parking facilities, utilities, servicing arrangements and the proposed phasing
and construction space requirements.
(iv)
Plans, elevations and sections of the proposed new buildings and those
structures to be rehabilitated.
(v)
Detailed proposals for landscaping and maintenance, new planting (with
species and number), hard landscaping, street furniture and lighting.
(vi)
Schedule of materials, colours and textures of all external finishes and hard
landscaping works, and how these will be employed.
(vii)
Schedule of floor space by type of land use.
(viii)
Photomontages to be taken from different points on higher ground in the
vicinity of the site. The exact points are to be determined in consultation with
MEPA. The photographs are to be taken through a normal lens subtending a
field of view of around 45 degrees. Moreover, they should be presented on A3sized prints.
(ix)
The developer will also need to be in possession of a design criteria
compliance certificate from The Malta Tourism Authority for tourism-related
development, before a development permit is issued by MEPA.
26