CHAPTER 1
INTRODUCTION AND OBJECTIVES
2
CHAPTER 2
LAND USE FRAMEWORK
4
CHAPTER 3
PROPOSED USES AND DEVELOPMENT PARAMETERS FOR
THE MARINE AQAUARIUM
10
CHAPTER 4
FRAMEWORK FOR PROPOSED LAND USES
14
CHAPTER 5
SUBMISSION REQUIREMENTS FOR OUTLINE
AND FULL DEVELOPMENT PERMITS
16
APPENDIX A
RELEVANT STRUCTURE PLAN POLICIES
18
APPENDIX B
HISTORICAL FEATURES ON THE QAWRA FORESHORE
21
APPENDIX C
EXTRACT FOR TREES, SHRUBS AND PLANTS FOR
LANDSCAPING IN THE MALTESE ISLANDS
22
APPENDIX D
CAR PARKING STANDARDS
25
1.2
1.1
INTRODUCTION
1.1.1 The Government of Malta intends to develop the coastal stretch of land
between the New Dolmen Hotel and the area surrounding Qawra Tower (Fra Ben)
at Qawra in conjunction with the private sector. Government believes that the
Bugibba area lacks a mix and variety of leisure facilities, and that this area would
benefit from a family oriented leisure attraction like a marine aquarium. Moreover,
rehabilitation of the area is also appropriate since dumped building material on the
coastal stretch alongside the Qawra Tower portrays a derelict atmosphere,
especially in view of the various historical and natural resources forming part of the
coastal foreshore.
1.1.2 Public sector authorities have in past years received various enquiries from
potential developers to set up an aquarium attraction on the islands. Government
believes that this is the best site for the provision of such a facility, also in view of the
fact that Qawra Point is designated as a marine conservation area in Policy MCO1
of the Structure Plan. Government would therefore wish to see the development of
such an attraction at the earliest opportunity.
1.1.3 In this regard, the Ministry of Tourism has invited the Planning Authority to
prepare a development brief for the site and indeed, this brief has been completed
in response to that request. This Brief will enable the Planning Authority to favourably
consider any future applications for the development of the site. It will then be
incorporated in the selection process document, which will eventually be issued by
the Government of Malta. Potential developers will subsequently be invited to
submit registrations of interest by the Ministry of Tourism.
1.1.4 A call for proposals will be made in due time and potential developers will be
expected to submit their proposals in conformity with the contents of this
development brief.
STRATEGIC POLICY CONTEXT
1.2.1 The key strategic policy document relevant to the development of the sites
under consideration is the Structure Plan, which was approved by Parliament in July
1992. The preparation of the Brief has therefore been guided by the relevant policies
of the Plan concerning tourism, recreation, coastal zone management, settlement
pattern, built environment and conservation policies, amongst others. A list of
policies relevant to the proposed development zones is included for information in
Appendix A. It should also be noted, however, that the site forms part of the
emerging North West Local Plan and the development therefore needs to have
regard to the general thrust and policies of this plan.
1.2.2 The proposed project is considered to be compatible with the tourism
objectives, as identified in the current Structure Plan. These objectives seek to:
•
encourage appropriate tourism while preventing the further spread of tourist
buildings and associated facilities outside areas already committed to such
uses
•
to further develop the tourism industry by channeling resources into the
refurbishment and upgrading of existing facilities located in built up and
developed areas.
1.2.3 The main objectives for tourism listed above tie in with the current tourism
strategy of the Malta Tourism Authority to achieve diversification, reduction of
seasonality and product development within the context of the principles of
sustainable tourism development. However, there are no specific policies on visitor
attractions in the Structure Plan; instead, there are a number of relevant policy
statements which need to be referred to in the process of developing this brief,
particularly with regards the provision of the marine aquarium. It should be pointed
out, for example, that Policy TOU 15 states that the Planning Authority, the Ministry
for the Environment and other relevant bodies should define a comprehensive
policy for the coastal zone. This policy also includes the coastal zone as an area
requiring a mandatory Environmental Impact Assessment. Since the proposed site
forms part of a coastal zone, the development of a proposal in accordance with this
brief will therefore be subject to an Environmental Impact Assessment, amongst
other studies, as detailed in Section 5.
1.3
DEVELOPMENT OBJECTIVES
1.3.1 This Development Brief aims to ensure that the natural and historical resources
forming part of the coastal foreshore are well integrated with the additional
facilities being proposed as part of the overall development. The Brief is to be
guided by the following objectives:
i
To develop a marine aquarium attraction focusing on the presentation and
interpretation of marine ecosystems (particularly local and Mediterranean
species) and coastal dynamics, thus providing an educational attraction
whilst encouraging a greater appreciation and understanding of such
resources and an awareness of conservation issues.
viii.
To accommodate a number of small-scale leisure facilities that would further
diversify the current product offer and complement the existing urban fabric
in the predominantly residential, tourism accommodation and catering
quarters around Qawra and Bugibba.
ix
To ensure that the proposed aquarium development does not create any risks
to the Maltese marine environment through the introduction of alien species
into the local marine environment.
x.
To ensure that the proposed marine aquarium facilitates the development of
research programmes and facilities on the marine environment in
collaboration with other agencies (as per subsection 3.12).
ii.
To adhere to the existing planning framework as highlighted in the Structure
Plan.
iii
To propose a holistic (rather than segregated) approach based on
acceptable land-uses, whilst protecting those areas scheduled for their
ecological importance.
iv
To provide a better and more pleasant environment along the promenade
by increasing the accessible open spaces in the area, providing a continuous
walkway around the proposed uses, and incorporating high quality and
appropriate landscaping throughout.
v.
To restore and increase public appreciation of historical features such as the
entrenchment wall and the beach post.
vi.
To promote the natural features of the coastal environment and increase
their appreciation, whilst safeguarding views and view points across the
coastal foreshore and the open sea.
vii
To improve public access to the foreshore and rocky beach area, whilst
ensuring that bathing areas are protected from unsightly development.
3
aged, or senior citizens. Fluctuations are also influenced by the prevailing weather
conditions. Indeed, the site is exposed to northerly winds in the winter months and
this influences the type of development suitable for the area as well as the type of
material used.
2.1
EXISTING LAND USES IN BUGIBBA AND QAWRA
2.1.1 Bugibba has evolved in recent years into one of Malta`s leading leisure
centres, with catering facilities and tourism accommodation being the
predominant existing land uses in the area (Figure 1 refers). There is a clear
distinction between land-use elements at street and higher levels around most
quarters. Indeed, catering and entertainment establishments coupled with tourism
related retail outlets dominate the streetscape at ground level. The upper floors, on
the other hand, are characterised by a large number of apartments, mainly holiday
flats that have a predominantly seasonal use.
2.1.5 Moreover, a number of historical and heritage features adorn the rocky
foreshore between the New Dolmen beach facilities and the Fra Ben Restaurant.
Such features, that is an entrenchment wall, beachpost and cistern, are all included
in this development brief, together with improved accessibility to the rocky beach
surface through minor interventions. Additional details on the above features are
provided in section 2.2, Figure 2 and Appendix B.
2.2
2.1.2 Qawra, on the other hand, is fast becoming a permanent residential area as
opposed to Bugibba`s predominant role as a tourist resort. Furthermore, the area
closest to Ras il-Qawra (opposit e the Fra Ben Restaurant towards the Qawra Palace
Hotel) houses several semi-detached villas and bungalows, which vary considerably
in density when compared to the other residential blocks in Qawra. Such an area is
however partly isolated from the bustling atmosphere along the promenade.
ZONING
2.2.1 The whole area targeted for development is owned by the Government. The
site covered by the objectives of this development brief comprises 31,250 square
metres and is split into five zones ( vide also Figure 3). All five zones will be offered free
and unencumbered and will be made available to the developer as and when
required to suit the agreed development timetable.
2.1.3 The remaining unbuilt part of the coastline in the Bugibba/Qawra area
comprises an important feature since it provides an open environment for formal
and informal recreation. The quality of bathing water in this area is good 1 and the
flora and fauna relatively rich. A good part of the coastline, previously used freely by
bathers in this area, has however been taken up by the private sector for the
establishment of catering facilities and lidos. This has reduced the availability of
smooth low-lying rock for public use and restricted bathers within a narrower stretch
of coast.
Overall footprint of the five sites = 31,250 square metres
Zone A = 13,750 (11,650 + 2100*) square metres
Zone B = 8400 (7250 + 1150**) square metres
Zone C =1600 square metres
Zone D = 6000 square metres
Zone E = 1500 square metres
2.1.4 The use of the Qawra/Bugibba promenade is highly seasonal, fluctuating from
a large number of summer visitors, which include families and young people
(residents and day-trippers) and fewer visitors in winter, which are mainly middle
2.2.2 Zones are mainly on the foreshore and therefore require a different planning
approach than areas inland. It should be ensured, for instance, that the public has
free access to the coast at all times (since the value of the coast for increased
pedestrian use needs to be protected). Indeed, the development should adhere to
coastal zone management principles and policies, including Policy CZM 3 of the
Structure Plan which states that “public access around the coastline immediately
adjacent to the sea or at the top of cliffs (including bays, harbours and creeks) will
be secured”.
1
The quality of bathing water was rated as first or second class by the Department of Health in 2000, depending on the
location of the monitoring site along this coastal stretch. First class bathing water is seawater that is of a better quality
than that required under the Barcelona Convention Interim Criteria (BCIC), whilst second class areas represent those
monitoring stations which conform with the BCIC, ie.in which faecal coliform counts are less than 100 per 100ml in at least
50% of the samples, and less than 1000 per 100ml in at least 90% of the samples, calculated on a minimum of ten samples
collected throughout the whole of the bathing season .
4
* This area (2100 square metres) refers to the 5 metre buffer zone north of Zone A
** This area (1150 square metres) refers to the 5 metre buffer zone north of Zone B
2.2.3 It should also be pointed out that, although the Qawra Tower site is not
included in this development brief, the battery and tower at Ras il-Qawra (better
known as Fra Ben Restaurant) is scheduled Grade 1, and hence the building and its
setting should be safeguarded.
5
ZONE A AND CONTIGUOUS FORESHORE
2.2.4 This zone has a total footprint of 13,750 square metres and is located between
the ecologically sensitive Level 2 coastal area and the promenade. Zone A covers
the whole site scheduled as a Level 3 Area of Ecological Importance except the
northern part of the site. The latter segment has been omitted from the
development brief, in order to ensure a continuation of coastal cliffs stretching from
Ras il-Qawra to the private beach facility on the western side of Zone A, and to
protect the natural amenities of this area.
2.2.5 Particular at tention should also be paid to the scheduled property and
coastal cliffs just outside Zone A. No form of intervention will be allowed in the Level 2
Area of Ecological Importance that has a total area of 25,300 square metres (vide
Figure 2), apart from improving accessibility to the shore which should be done only
after the relevant permits are obtained from the relevant authorities. For Level 2
AEI`s, which include important habitats present in relatively large areas and/or sites
with rare species or features, human intervention should be strictly controlled. Since
the entire Level 2 area is not included for development in this development brief,
encroachment into this area even from the minor developments taking place in the
adjacent Level 3 area should be avoided.
2.2.6 Zone A acts as a buffer zone to the Level 2 area and is currently undergoing
regeneration; indeed, the North West Local Plan Ecology Survey calls for a Tree
Preservation Order in view of the afforestation in this area. Being a Level 3 area of
ecological importance, the following parameters indicated in the Structure Plan
Explanatory Memorandum should therefore be respected:
• no residential, industrial, commercial or tourism development
• no infrastructure or public utility works
• small scale physical development can be considered providing the
adjacent Areas of Ecological Importance are protected, and this is
demonstrated by a suitable environmental impact assessment, and is
consistent with other policies
6
2.2.7 The predominant use of the area covered by Zone A should be a pleasant
walkway which reflects the natural characteristics on the foreshore and which
complements the belvederes on the promenade. In order to improve the
recreational value of the area, the developer should consolidate the existing
footpaths, possibly through the use of gravel, thus promoting a continuous link
across Zones B and C onto Zone D. The creation of vegetated areas for informal
recreational use is also required, whilst some of the existing vegetation (such as the
shrubby orache) could be trimmed in order to maintain views and improve
accessibility. Excavation works in this zone will not be permitted with the possible
exception being the entrenchment wall area as indicated in paragraphs 2.2.9 to
2.2.11; in other parts of Zone A, there should be no removal of fill except for the
clearance of specific incongruous heaps of rubble. All works should take place under
the supervision of the competent authorities and identified beforehand as part of a
management plan.
2.2.8 Overall, therefore, the area should not assume a formal garden setting
although some soft and hard landscaping (financed by the developer) may be
acceptable in specific areas, subject to further evaluation and detailed site
identification. The provision of facilities such as picnic tables and benches should
however not be tied to the commercial facilities in Zone B; subsequently, they should
be free of charge and accessible to all. Appropriate lighting may also be considered
as part of the landscaping plan. Moreover, all vegetation proposals (as in other
zones) are to follow Planning Authority guidelines indicated in Appendix C. Existing
views from promenade level should always be retained whilst the waste water issue
needs to be tackled by the developer as currently Zones A and B are acting as
“soak away” areas due to the existing road culverts.
2.2.9 Particular attention should be given to the entrenchment wall located
adjacent to the promenade (see also Figure 2). The entrenchment wall is located
predominantly in the Level 3 AEI site and is currently partly buried beneath building
debris just off the promenade. It is a Grade 1 protected structure of outstanding
architectural/historical interest; all such structures should be preserved in their
entirety according to Policy UCO 7. Indeed, Policy UCO 7 states that demolition or
alterations which impair the setting or change the appearance of Grade 1 buildings
will not be allowed. Moreover, any interventions allowed must be directed to its
scientific restoration and rehabilitation.
2.2.10
The developer is to upgrade at his own expense the interpretation of
the entrenchment wall for the general public by implementing measures such as
exposing and restoring parts of the eastern section of the wall (ie the sect ion closest
to Fra Ben Restaurant) or incorporating the existing visible remains into the holistic
interpretation strategy. Moreover, the developer is to finance the provision of
interpretive facilities and suitable lighting so as to maximise the attractiveness and
historical importance of such a wall. Proposals in this regard will be discussed with
Planning Authority officials, and all works around the entrenchment wall will take
place under the supervision of Planning Authority, Museums Department and Works
Division (Restoration Unit) personnel.
c) coastal geomorphology and dynamics of the Qawra, Bugibba, St Paul`s
Bay area including St Paul`s Islands
N.B. see also paragraphs 2.2.16 and 2.2.17 re-improved rocky beach access on the
contiguous foreshore north of Zones A and B.
2.2.11
Furthermore, the developer will be responsible for the proper upkeep of
the entrenchment. In this respect, he will be bound to finance the necessary
maintenance works which will need to be carried out in the first five years after the
interventions have been carried out, as directed by the Restoration Unit of the
Works Division.
2.2.12
Also present on the western side of Zone A is a rural cistern described in
Appendix B. The developer will be expected to recreate the cistern head (“herza”)
after consultation with the relevant authorities, thus ensuring that such a feature is
conserved and integrated in the overall project. No development should occur on
or around the immediate surroundings of this area. Moreover, it should also be
ensured that the existing semi-circular belvederes sited adjacent to the promenade
but within the boundary of Zone A should be retained and that any proposals by
the developer should not hinder views from such recreational nodes.
2.2.13
Due attention should also be paid to the 5 metre buffer zone north of
Zone A (ie. in an area measuring 2100 square metres as indicated in Figure 3). The
selected developer will be required to ensure that the seaward edge is stabilised
and vegetated for consolidation and landscaping purposes, under the supervision
of the relevant authorities. Timber structures that would improve access from the
Level 3 area to the coast below and look-out posts with interpretive panels should
also be provided at specific points. A holistic interpretation strategy is indeed
warranted around Zones A, B and the respective buffer zones to cover the:
a) historic/cultural features (such as the entrenchment wall, Qawra tower
and redoubt, pillbox, cistern)
b) ecological areas (to include the regeneration of maritime vegetation in
Zone A, rocky shore and the low coastal cliff beneath the New Dolmen
Hotel)
7
ZONE B AND CONTIGUOUS FORESHORE
2.2.14
This zone covers 8400 square metres and is located between Zone A
and the Fra Ben Restaurant. A five metre buffer zone (total of approximately 1150
square metres) on the northern stretch of land included in this zone is to be retained
to ensure the protection of this coastal fringe. No developments (not even
landscaping) should take place inside this buffer zone, yet the area should be
cleaned from existing dumped material, excess fill and building waste (that is alien
to the coastal system) by the selected developer, under the supervision of the
competent authorities. Moreover, the semi-circular belvederes adjacent to the
promenade should be retained, as also indicated above in paragraph 2.2.12.
2.2.15
Zone B should therefore mainly be retained for public open spaces
(including footpaths, soft and hard landscaped areas) but could include a variety
of small scale, low lying structures, attractions and recreational facilities which could
possibly also be removed in the tourist low season. Facilities like limited kiosks,
children`s play areas, mechanised facilities like carousels or merry-go-rounds, minigolf, skateboarding rings, picnic/BBQ areas and similar low key recreational facilities
will be considered as long as their provision will not result in any environmental
degradation and visual intrusion. These facilities could improve the commercial
viability of the overall project whilst providing additional facilities for locals and
tourists alike frequenting the area.
2.2.16
A 20th Century beachpost is also located beyond the buffer zone in an
area not zoned for development. The developer is to restore this military building
under the supervision of the competent authorities and provide interpretive panels
as part of the overall project. There should be no accretions to the current footprint
of the beachpost. Moreover, the developer is also required to improve rocky beach
access on a stretch of land lying directly on the foreshore north of Zones A and B
without resorting to the use of cement and/or concrete. Intervention details are to
be submitted by the developer as part of an integral plan for the area.
2.2.17
In drafting proposals in this respect, potential developers may find it
useful to refer to the document prepared by the Bugibba Action Committee and
the St Paul`s Bay Local Council in 1997, which identifies potential access points to
additional bathing areas along the Qawra coast. A copy of the document will be
handed to the shortlisted developers, yet it should be emphasised that the latter
are not bound by the recommendations of this report and would be free to propose
different alternatives to improve rocky beach access. All developments, irrespective
8
of their compatibility with the advice contained in this document or not, will remain
subject to the receipt of planning consent.
2.2.18
Physical development in this zone should be concentrated to the
eastern part which lies closest to the Fra Ben Restaurant. This area within Zone B
which will be used for development purposes will be granted on temporary
emphyteusis; the developer will not have any legal title of the other areas within
Zone B. Development should be appropriately shielded and heavily (yet sensitively)
landscaped in line with Zone A, merging with the latter zone on the west and
grading into a semi-formal landscaping to the east. Landscaping should be
financed by the developer, moreover, the use of gravel pathways as opposed to
formal paved areas will be sought especially around the landscaped areas.
2.2.19
The possibility of spreading certain low key structures (such as benches
and tables) that occupy small footprints into Zone A could also be explored; in any
case, commercial development will only be considered in Zone B, whilst the
developer should always ensure that adequate protection is afforded to the
scheduled sites around the Qawra foreshore. The land for physical/commercial
development (to include all attractions, street furniture, facilities and structures, but
excluding gravel pathways and soft landscaping) in Zone B should not exceed 1250
square metres (nearly 15%) of the total footprint.
9
2.2.20
a)
b)
c)
d)
e)
f)
g)
h)
i)
j)
To summarise, physical developments in Zone B should:
be small scale structures concentrated around the eastern area of the zone,
closest to the Qawra Tower (Fra Ben Restaurant). This would ensure that the
attractiveness provided by the openness around the entire foreshore is not
undermined by urban development scattered around various parts of Zone B.
be low lying, ancillary facilities to the main attraction. All development
proposals should comply with Structure Plan Policies SET 11, SET 12 and
Structure Plan paragraph 6.10;
have due regard to the setting of the Qawra Tower;
not detract from the value of a pedestrian walkway around the Qawra coast
(including the promenade, identified zones and other parts of the foreshore).
The roofs of permanent structures should preferably be utilized as an extension
of the promenade, yet clear views of St Paul`s Islands, l-Ahrax, Gozo and the
Mediterranean sea from the existing promenade should be protected and
retained;
increase the recreational attractiveness in the Bugibba/Qawra area, thus
diversifying even further the overall entertainment offer in this tourist resort;
be well integrated in the overall development scenario without creating any
new significant pressures on the surrounding infrastructure. Any dense
urbanisation in this coastal strip needs to be discouraged so as to ensure that
any proposed development is compatible with the site`s natural heritage and
environmental characteristics, as indicated in Structure Plan Policy BEN 2;
not have a deleterious impact on the existing or planned uses in the
surroundings. These include high levels of visual intrusion, noise, vibration,
atmospheric pollution, unusually high traffic generation and any other
characteristics constituting bad neighbourliness as specified in St ructure Plan
Policy BEN 1.
be assessed as part of a Traffic Impact Statement.
allow for additional parking spaces in Zones D and E.
allow for better accessibility to selected points along the rocky stretch of
foreshore outside the development brief boundary.
2.2.21
It is important to re-emphasise the fact that there should still be free
public access around all zones and the foreshore, and that users are only charged (if
necessary) for visiting attractions/commercial facilities included in the resulting
development. Moreover, the selected developer will be responsible for the
maintenance and irrigation of Zones A, B, C and E together with the monitoring of
historical features (under the supervision of the relevant authorities), for the first five
10
years upon completion of the project. The Government of Malta reserves the right
to inspect the site throughout the five year period to ensure that maintenance
works are up to standard.
ZONE C
2.2.22
Zone C occupies a footprint of 1600 square metres and stretches along
the foreshore on the rear side of the Fra Ben Restaurant into the site currently utilised
as an informal car park. The site is very exposed to wave action and consequently
there is little scope for landscaping. In this respect, the selected developer will be
responsible to clean the area by removing the existing old concrete platforms and
concrete boulders, besides all the excess fill. Most of the area is to remain barren,
whilst commercial development will not be allowed in this zone. Soft landscaping,
financed by the developer, is recommended in the area directly behind the Qawra
Tower which should ensure that the setting of the tower is protected and
enhanced. This may take the form of a landscaped earth berm and low retaining
wall.
2.2.25
Zone D will be granted on temporary emphyteusis, for development
purposes. All facilities related to the attraction, including most car and coach
parking spaces, should be accommodated within this area. No additional
excavation will be permitted outside the areas indicated in this brief.
2.2.23
The developer should ensure that Zones A, B, C and D are linked so that
there would be a continuous walkway on the Qawra coast, below promenade
level, spreading from behind the Fra Ben Restaurant to the western side of Zone A,
that is the area just short of the New Dolmen beach facilities. Zone C should be
closed to traffic and subsequently car parking will not be allowed in the entire zone
(some of the displaced parking spaces, total of 12, are to be provided by the
developer free of charge in Zones D or E). The existing road adjacent to the southeastern side of the Fra Ben Restaurant (just outside Zone C) should however be
safeguarded since it is heavily used by enthusiasts diving in the Ras il-Qawra Beach
area. Moreover, the developer will be expected to provide a pavement linking Zone
C to Zone D in order to facilitate access between the two zones.
ZONE D
2.2.24
Zone D occupies an area of 6000 square metres and is located to the
east of Zone B and to the south of the Fra Ben Restaurant. The overall strategy for
the site which occupies the entire footprint of the existing formal car park and
adjacent paved area (on the eastern side, at promenade level) is to
accommodate a marine aquarium. Given the level of tourism activity in Malta, such
a project would aim to attract a high number of tourists visiting our islands as well as
local residents. It would assist in extending the choice of tourism facilities which in
turn may help to improve the overall tourism offer to Malta. The attraction should
operate throughout the year and not be subject to seasonal restrictions.
11
2.2.26
The marine aquarium and related facilities should be sited entirely
below ground level; this will ensure that the context of the historical Qawra Tower is
not lost. Moreover, the car park and paved/landscaped area will eventually be
reinstated at ground level by the developer, who will also be responsible for its
maintenance. The terrain has a sloping topography with changing levels from
approximately 12.5 to 14 metres above sea level. In this light, the excavation of four
storeys underground is thus probably possible.
2.2.27
Apart from the main facility which will be the tanks, the marine
aquarium attraction should include a catering outlet, a souvenir outlet, adequate
staff offices, lecturing facilities, a research lab, clinic and other compatible facilities.
Car and coach parking space (including maneuvering spaces for coaches) will be
provided in the area currently used as a car park occupying the whole footprint of
the zone, and underground too. Additional parking facilities over and above those
provided in Zone D will be provided in Zone E.
2.2.28
Chapter 3 gives a detailed description of the development parameters
for the marine aquarium.
ZONE E
2.2.29
This zone measures 1500 square metres and is located to the east of
Zone D, and south of the Fra Ben Restaurant. It is located below promenade level
around 10.5 metres above sea level, and includes part of the paved area and
access only road leading towards the boathouses on the Qawra foreshore.
2.2.30
The developer is expected to excavate such a site and thus provide
additional parking spaces at both surface and underground levels. Development
could be linked underground to the eastern part of Zone D, thus allowing for better
maneuverability and use of space. In this respect, due attention should be paid to
the existing sewer which connects the Fra Ben Restaurant to the Salina pumping
station through Zone E. Moreover, the developer would be expected to ensure that
certain paved areas at surface level are also utilised for parking purposes, and that
the area is duly screened through the introduction of proper landscaping in the
area. No commercial development will however be permitted in Zone E.
12
2.2.31
The existing road levels in Zone E should be respected and reinstated
after excavation, with no development taking place above surface level. The
developer will also be responsible to ensure that there will be no development or
even spillover effects onto the foreshore beyond the seaside zone boundary
delineated by the outer pavement and adjacent bollards. Moreover, the developer
should also ensure that there is continuous access to the boathouse area during all
construction phases besides eventually reintegrating the access only road servicing
the boathouses by reconstructing the missing link.
3.3 LANDSCAPING
3.1
INTRODUCTION
3.1.1 The Aquarium forms the nucleus of the development in this area. It is
therefore important to deal with the various aspects related to its provision
separately in this chapter.
3.2 DESIGN
3.2.1 The new aquarium structure offers the potential for an innovative design
(including interior design) appropriate for such an attraction. The internal layout
should permit a smooth flow of visitors through the attraction and the various
facilities, to assist them in appreciating the attraction and its contents, and to
enhance their knowledge of the subjects being presented to them.
3.2.2 The new building must be safe and must take all measures to ensure the
safety of the visitors. The scheme must cater for persons with special needs and for
young children. As regards this aspect, reference should be made to the guidelines
published by the Planning Authority entitled “ACCESS FOR ALL”.
3.2.3 The design of the building must take into consideration factors that will
minimise impact on the environment. These include water conservation, waste
reduction, efficient use of materials, energy saving devices, etc. A high level of
design quality, detailing and construction finish must be achieved. All air
conditioning units, water tanks, or other similar structures must either be contained
within the building or be hidden within an appropriately designed structure.
3.2.4 The new building should satisfy the construction, sanitary, fire, safety and
hygiene requirements of the European Community’s Directive on Construction
Products, 1991, which imposes as “essential requirements”, the Economic
Commission for Europe (ECE) Compendium of Model Provisions for Building
Regulations, 1991, or any equivalent standards in force in Malta.
3.3.1 One of the important requirements of the proposed development is the need
to ensure a high quality landscaping of the area. The selected developer will
therefore be expected to draw a detailed landscaping scheme (for all zones,
including this), which should be approved by the relevant authorities, in advance of
any construction works on site. The developer shall be responsible for the funding
and execution of such a scheme. Responsibility of maintaining and irrigating the
landscaped area in this zone will also be entirely in the hands of the selected
developer.
3.3.2 Landscaping around the car park area should aim at reducing the visual
impact of coaches, minibuses and other vehicles parked in the area and to
embellish the area. Appendix C lists the various species of plants and trees that can
be used. It must be ensured that any soft landscaping proposed will survive along
the coast.
3.4 ACCESS AND PARKING
3.4.1 The existing access to the site is through Triq it -Trunciera or Triq il-Qawra. Both
are heavily used by coaches and mini vans in view of the proliferation of hotels in the
area, and as such a Traffic Impact Statement will be necessary to determine the
extent of additional pressures to be imposed by the proposed development (in all
zones) on the existing road infrastructure. Access through Triq it -Trunciera and Triq ilQawra needs to be safeguarded throughout the entire const ruction phase.
3.4.2 The car park design should allocate specific areas for coach, mini van and car
parking at surface level, and adequate space should be made available in order to
enable them to maneuvre within the site. It should be noted that the existing car
park takes up to 88 cars and that a coach requires three car parking spaces. Since
the car park at ground level is a popular and heavily used public facility, parking
requirements will be calculated over and above the existing provision. Indeed,
coach parking at surface level will displace a number of lots currently used by visitors
to the area; in this respect, the selected developer will be required to provide the
same number of car parking spaces besides those displaced from Zone C on site free
of charge, for use by the general public. It is envisaged that such free parking
spaces will amount to 100 lots. The developer will also be responsible for the
13
maintenance of the car park; any financial benefits accruing from the provision of
additional off street parking spaces (beyond 100 spaces) may however be retained
by the developer.
3.4.3 All access and parking proposals must be to the satisfaction of the Planning
Authority and comply with the relevant guidelines and standards set out in
Appendix 2 of the Structure Plan Explanatory Memorandum (1990) - Highways and
Traffic Guidance- and other updates or guidelines issued by the Planning Authority
in the meantime. Although the Explanatory Memorandum does not give specific
standards for car park spaces for visitor attractions, the figures given in Appendix D
should provide some guidelines as to the spaces required. The exact number of
parking spaces needed will be calculated upon submission of the detailed plans
and the Traffic Impact Statement. In any proposals for internal circulation within the
car park, adequate provision must be made for the needs of disabled visitors.
3.5 INFRASTRUCTURE AND SERVICES
3.5.1 The drainage system does not pass through Zones A, B, C and D since existing
sewers are connected to the Qawra residences and Fra Ben Restaurant along the
promenade/inner roads and local access road (serving the boathouses)
respectively. It is apparent, therefore, that the development needs to be served by
various utility connections which have to be carried out at the expense of the
developer.
3.5.2 No stormwater is to be connected to the existing sewer, and waste and
sewage effluents will naturally not be allowed to be discharged untreated into the
open sea. All utility proposals must be formulated and approved in consultation with
the relevant utility agency. These proposals should take into account the peak
visitation load to the attraction.
3.6 CONSTRUCTION
3.6.1 The developer will be required to ensure that construction causes minimum
disruption and adverse impacts on adjacent land uses and users whilst particularly
ensuring the protection of the environmental/coastal resources. In particular, the
developer should ensure that all vehicular traffic is allowed to flow freely at all times
alongside Triq it -Trunciera and Triq il-Qawra. Adequate precautions must be taken
to ensure that building activities (and any storage of materials) are contained
14
within the allocated area for the development and must not spread into the
adjacent areas. All debris and other waste materials must be removed from the site
on a regular basis to a controlled and approved tipping site.
3.6.2 The selected developer will have to provide a Construction Management
Plan giving full details of construction access points, storage areas for materials and
plant, workers accommodation, site management office/s and construction routes.
A detailed construction programme, clearly highlighting the various phases of
implementation, must be submitted for approval prior to any construction
commencing. This should include details of any provisional traffic/road
arrangements, in view of the possible disruption of the access only road linking the
Fra Ben car park to the boathouses at Qawra.
replenished regularly. Moreover, the aquarium needs to be set up in such a way to
prevent visitors from disturbing the species or the system.
3.7 OPERATING SYSTEM
3.7.1 As regards the operating system, the developer can propose an open or
closed system, or even a combination of both. Whichever system used, the
developers should indicate the measures to be used to mitigate potentially adverse
effects on the coastal environment and would thus be expected to dig boreholes
vertically into the sea level and not go over the natural foreshore. The developer is
advised to negotiate all above matters with the Environment Protection
Department since the latter will need to give its consent to all issues relating to the
marine aquarium.
3.7.2 Only species, which are characteristic of the local territorial waters, and have
been approved by the Environment Protection Department, should be kept in an
open system. Any species, which are not charact eristic of the local territorial waters
and have been approved by the Environment Protection Department, should be
kept in a closed-system. Both systems should have a separate pumping room, yet
water pumped in the closed system shall not be allowed to be discharged into the
marine environment.
3.7.3 The size of the tanks should be commensurate with the type, size and quantity
of fish species that will be placed inside each tank to ensure that species have the
right conditions reflecting nearly similar conditions to their normal habitat. Apart
from the size of the tanks it is to be ensured that the fish species have the
appropriate ecological ambience particularly as regards sea water temperature,
aeration system and the right type of marine flora.
3.7.4 Careful thought needs to be given to the species placed in the tank and
continual maintenance is required to ensure that the species remain healthy or are
15
3.8 TOUCH TANKS
3.8.1 Touch tanks are an appropriate way of encouraging the appreciation of
marine life. The selected developer should therefore seek to provide such tanks as
part of the overall proposal, especially since the use of touch tanks or touch pools
give visitors the opportunity to have a close look at living marine animals.
3.8.2 Since large numbers of people are normally attracted to touch tanks,
logistical problems can arise if the tanks are not properly sited. Overcrowding can
also stress the animals because of over-handling. Consequently, careful thought
must be given to the setting up of an operation of this type. Touch tanks need to be
manned at all times by qualified personnel, some rotation of animals handled should
be encouraged and only relatively hardy species should be used. Wardens should be
able to point out some of the basic characteristics of the animals and answer
questions from the public. The area around a touch tank will get wet so it should be
set up away from anything, which is likely to get damaged by water.
3.8.3 The simplest touch tank only requires a good viewing chamber and aeration
system. More elaborate facilities might have a number of tanks with shallow trays on
which to examine the animals, and deeper tanks allowing the animals to be
observed underwater. It is also helpful to put a display near the tank to give visitors
some background on the animals and a conservation message about not
disturbing their natural habitats. This may also help to reduce crowding around the
tank.
3.9 TYPE OF SPECIES
3.9.1 The type of species, both flora and fauna, that will be used in the attraction is
an important issue. Indeed, the type of species to be displayed will depend on the
theme to be developed by the attraction. The theme could focus on species found
either in local territorial waters or in the Mediterranean or even focus on a more
global theme.
3.9.2 Proposals for the use of alien species should first obtain approval from the
relevant authorities. If the use of certain alien species is permitted, the developer will
have to indicate what measures will be taken to prevent any such species from
ending up in the local waters.
16
3.10
EDUCATION AND CONSERVATION
3.10.1
The design and concept of the development should reflect the aim of
imparting an educational and conservation appeal towards marine life in general.
The approach taken for the provision of interpretation should not be limited to
interpreting marine life but also include aspects relating to coastal eco-systems and
the threats to the survival of such ecosystems and marine life in general (e.g
pollution, intensive fishing, sporting activities). It is equally important to expose
visitors to the various ecosystems present in the Maltese territorial waters. The
interpretive provision should aim at not only informing the visitors of specific species
but to foster a conservation attitude by the visitor towards marine bio-diversity and
a consciousness towards marine related issues.
3.10.2
Interpretive provisions should aim at meeting the requirements of the
various types of audiences from school children to tourists and specialist visitors,
whilst the use of the latest technology in this field to enhance interpretation is
encouraged. The interpretive provisions should seek to actively involve visitors,
particularly children and provide opportunities for direct contact with specific
species (e.g. touch pools, subject to the considerations mentioned above).
Adequate information either through interpretive panels or leaflets should be
provided to assist visitors identify the various species in the tanks. The use of
exhibitions can also help to inform and educate on specific aspects of the marine
and coastal environment. Interactive media will also attract the attention of the
children creating an interest for and understanding of marine life (eg. touch screens
and other similar equipment to captivate the attention of children as well as grown
ups).
17
3.11
MANAGEMENT AND OPERATIONS
3.11.1
It is essential to have the appropriate management expertise and
qualified staff to ensure the success of this venture. The project will need personnel
to run the attraction, manage visitors and respond to their needs and questions to
ensure that visitors are satisfied with their visit. On the other hand, the project would
need to be supplemented with technical and scientific expertise to ensure that the
operations are maintained to the appropriate standards and the conditions of the
fish in the tanks are optimal. In this respect, the selected developer will thus have to
provide information through a management proposal vis-à-vis the number and
type of personnel to be employed, selected species and replenishment strategies.
3.11.2
The various risks associated with such a project can be considerably
minimised through appropriate management. Hence, the importance attached to
this aspect must not be underestimated. Some of the risks include:
•
bad publicity as a result of a perception that species are
suffering;
•
imbalance in the marine ecosystems as a result of the
introduction of alien species in the islands’ territorial waters;
•
opposition from environmental organisations;
•
visitor dissatisfaction;
•
commercial failure of the project; and
•
inadequate personnel.
3.11.3
Any initiatives relating to operations management (like species
monitoring programmes, introduction of new species etc.) will need approval by the
Environment Protection Department. Planning Authority personnel should also be
consult ed.
18
3.12
RESEARCH
3.12.1
The development proposal should include facilities for research purposes
in the form of a laboratory or a similar facility. The facility/ies will be used to carry out
research associated with marine science related aspects whilst also ensuring a
technical backup to the operations aspect of the attraction. This would certainly
be an ideal location for such a facility since Qawra Point has been designated as a
candidate marine conservation area in the Structure Plan for the Maltese Islands
(vide Policy MCO 1).
3.12.2
The research facility should be appropriately equipped and staffed with
qualified professionals in marine biology or related disciplines. Facilities may include a
small conference room, a testing lab, clinic for the treatment of injured marine
species and adequate facilities for the staff. Development groups are requested to
indicate their proposals in this respect which should also include details relating to
the competent institutions and/or individuals that will assist in setting up this
research facility.
3.13
SUPPORT FACILITIES
3.13.1
The attraction should make provision for a number of ancillary visitor
facilities, such as a souvenir outlet and a catering outlet.
4.1
SUMMARY OF PLANNING PARAMETERS AND KEY LAND USES
4.1.1 Details on all zones for development can be found in Chapters 2, 3 and Figure
3. A summary of the main planning parameters and key land uses per zone is
however being included at this stage:
OVERALL REQUIREMENTS AND ANNOTATIONS
•
•
•
•
•
•
•
•
•
•
•
•
all zones will be offered to the developer free and unencumbered
detailed management and landscaping plan
construction management plan
holistic interpretation strategy
Environmental Impact Statement (EIS)
commercial development to be restricted to Zones B and D
Traffic Impact Statement (TIS), inclusive of parking requirements vis-à-vis the
proposed commercial development in Zones B and D
Zone D and the area within Zone B which will be used for development purposes
will be granted on temporary emphyteusis
pleasant walkway and free public access throughout. Clear views from the
promenade are to be protected.
developer will be responsible for maintenance and irrigation, together with the
monitoring of historical features, for the first five years upon completion of the
project (excluding Zone D)
any proposed development should cater for persons with special needs and
young children, as highlighted in the Planning Authority document “Access for
All”
unless specifically indicated, all works and structures should be
undertaken/rehabilitated at the developer`s expense, after a full development
permit is obtained from the relevant authorities.
ZONE A AND CONTIGUOUS FORESHORE
•
•
•
•
•
development should respect the Level 3 scheduling in the area
predominant use: consolidation of existing footpaths, stabilisation of seaward
edge, trimming of existing vegetation, introduction of some soft and hard
landscaping such as timber structures. No formal garden setting
upgrade the interpretation of the entrenchment wall and surrounding area
excavation works not permitted except near entrenchment wall
rocky beach access improvements
ZONE B AND CONTIGUOUS FORESHORE
•
•
•
development in Zone B should not exceed 1,250 square metres of this zone`s total
area, amounting to a maximum building envelope/structure footprint of nearly
15%. Such development includes all attractions, street furniture, facilities and
structures, but excludes gravel pathways and soft landscaping.
development: heavily landscaped, small scale, low lying structures concentrated
around the eastern area of this zone
rocky beach access improvements
19
ZONE C
•
•
•
removal of excess fill, existing concrete platforms and concrete boulders
landscaping (earth berm and low retaining wall) in an area behind Fra Ben,
provided t hat the setting of the tower is protected
parking in Zone C should be physically prevented
ZONE D
•
•
•
•
development of a national visitor attraction in the form of a marine aquarium
the attraction and related facilities should be sited entirely below ground
the car park and paved/landscaped area will eventually be reinstated at
ground level by the developer, who will also be responsible for its maintenance
developer will be required to provide the existing parking spaces on site and
those displaced from Zone C (total of 100) free of charge to the Local Council,
upon completion of the project.
ZONE E
•
•
•
•
20
excavation of the site for parking spaces
development could be linked underground to the eastern part of Zone D, thus
allowing for better maneuverability and use of space.
parking also possible at surface level together with appropriate landscaping
responsibility for the maintenance of the car park will rest with the developer
approved policies of the Planning Authority, together with a description
of each land use/facility of the project and a schedule of all space
allocations (in square metres).
5.1 INTRODUCTION
5.1.1 The design process will be carried out in two stages. Both st ages will form an
integral part of the selection process which will be coordinated by the
Government of Malta. Other non land use requirements will also be included at
a later stage, as deemed necessary by Government.
5.1.2 Stage One entails the submission of drawings illustrating the overall concept of
the design and a preliminary concept of the interpretive provision. Stage One
requirements are compulsory from all the shortlisted developers (or their
consultants) and will be an important tool for Government in its selection of the
preferred group.
5.1.3 Following an assessment of the submissions received, Government would be in
a position to select the final developer. Stage Two is the preparation in detail of
the concept designs from Stage One, and should take the form of an
interactive relationship between Government and the selected developer. A
full development application will be required at this stage. Moreover, the
Stage Two requirements highlighted below should be carried out to the
satisfaction of the Planning Authority, before any legal agreement relating to
the development is reached.
5.1.4 Further to the submission requirements highlighted below, the developer should
however also comply with all requirements as stipulated in the previous
Chapters.
5.2 STAGE ONE
Outline scheme plans shall be submitted giving the following details :
5.2.1
•
written statement giving a clear and concise description of the
development concept, and how it complies with the requirements in
the Development Brief and the relevant Structure Plan and other
21
•
•
statement explaining proposals (detailed floorspace in respect of land
uses suggested) and demonstrating compliance with the detailed
requirements of this Brief.
5.3
•
•
•
•
•
•
22
overall scheme plans (Scale 1 : 500) showing broad site levels, buildings,
parking facilities (with capacities), landscaping and construction space
requirements.
5.3.1
preliminary elevations of the whole development (Scale 1: 200)
demonstrating broad design concepts, showing the relationship of the
proposed development to the nearby buildings and to recognisable site
features.
•
•
•
•
•
Proposed phasing plan, including routing of utilities and the location of
ancillary requirements, e.g. new pumping stations, sub stations,
closed/open
water
system,
water
storage
facilities
and
telecommunication facilities. Scale 1:200.
•
three photomontages taken from the promenade in the western part of
Zone A, from the rear (northern) part of the Fra Ben Restaurant and from
the car park in Triq it -Trunciera leading down to Dawret il-Gzejjer.
overall plan showing retained buildings and structures and those to be
removed (if any), combined with a written statement ( not more than 15
pages A4) of the proposed restoration methods of all structures including
use of materials and phasing along with a schedule of materials for
buildings, structures, apertures, hard landscaping.
•
general statement highlighting construction and operation employment
levels by category.
•
plan showing the proposed layout of the various facilities inside the main
attraction/s and clearly indicating visitor flow and circulation around the
attraction/s from one facility to another.
Detailed scheme plans should be submitted giving the following
information :
•
•
section through the site (north-south), illustrating the relationship of the
building heights to the coast, and, one section (east -west) along the
length of the site.
a brief description of the interpretation concept proposed for the whole
project, indicating how this relates to the concept design being
proposed.
STAGE TWO
•
•
5.3.3
existing site survey with levels. Scale 1: 1000
proposed site layout, including any new site levels and all proposed land
uses. Scale 1:1000 and 1: 500
composite overall scheme plans showing levels, building, landscaping,
vehicle parking facilities, utilities, servicing arrangements and the
proposed phasing and construction space requirements. Scale 1: 2500.
plans, elevations and sections of the proposed new buildings and those
structures to be rehabilitated. Scale 1:200
axonometric of proposals from two important viewpoints. Scale 1:500
block model of proposals. Scale 1:1000.
detailed proposals for landscaping and its maintenance, new planting
(with species and number), earth mounding, hard landscaping, street
furniture and lighting. Scale 1:200.
schedule of floorspace by land use (like retail, catering and offices) plus
proposed use of existing structures.
proposed restoration details for all structures, including methods to be
applied and the materials involved
proposed phasing plan, including buildings, uses and areas within each
phase, phasing order and timing of each phase. Scale 1:1000
The following details are required as regards the operational and
management aspects of the proposed attraction :
•
•
•
written statement explaining proposals for the treatment of sewage,
water and energy conservation;
the predicted requirements of water, electricity and sewerage systems
and the likely impact on the existing network. The location of proposed
site utilities layout including connection to the existing public networks
(scale 1:1000), and proof of negotiations wit h the relevant utilities
organisations;
detailed interpretation plan explaining the overall interpretation
concept whilst identifying the various themes to be interpreted (vis-à-vis
•
•
•
•
the marine aquarium, coastal, historical and ecological characteristics,
where relevant), the techniques and media to be used in interpreting
each theme
details on emergency/security arrangements both inside the attraction
and in the car park;
as requested by the procedures covering Environmental Impact
Assessment in Malta, it will be necessary to carry out an Environmental
Impact Statement (EIS) for this project. Terms of reference for this study
will be provided by the Planning Authority.
a Traffic Impact Statement (TIS) will be required. Terms of reference for
this study will be provided by the Planning Authority;
proposed construction management plan, including details of :
1. information on site excavations, details of fill material, and the
sites for construction and waste disposal,
2. works required for utility provisions,
3. temporary access roads, all construction access points and
proposals for maintaining pedestrian and vehicular access,
4. underground structures, storage areas for plant and materials,
location of any cranes used in construction.
•
a detailed monitoring programme (regarding the species) should be
submitted which would be reviewed by the competent authorities and
agreed upon by the developer.
5.3.6 The developer may be required to provide additional information, which may
be sought by the relevant public sector authorities, according to the identified
uses. Moreover, prospective developers should also note that between 1st July
and 30th September, the operation of plant, machinery and any other
equipment, which is audible at the approved development site boundaries as
well as construction or engineering works or operations which involve
demolition, trenching, excavation and building activity on site, shall only be
permitted between 09.00 and 19.00 on Mondays to Fridays, between 0900 and
1700 on Saturdays and at no time on Sundays and public holidays.
5.3.4 Furthermore, a statement explaining proposals and demonstrating
compliance with the requirements of this brief should also be presented.
5.3.5 The following information should also be submitted with the marine aquarium
proposal:
•
details as regards the proposed system to be used in operating the
aquarium (ie closed or open system) by showing the equipment to be
used as well as plans and specifications relating to the layout of the
tanks.
•
detailed description regarding the removal and replenishment of water
in the tanks explaining the technical operations of the system to be used
and other relevant details.
•
details of equipment to be used in ensuring satisfactory and adequate
ambient conditions for the species inside the tanks.
•
detailed drawings of each tank to be installed, giving their dimensions
and details of the species to be placed in each tank.
•
list the flora and fauna species to be used in the attraction and an
indication on the method of species procurement.
23
Relevant Structure Plan Policies
Tourism
1
Policy TOU 3 states that the PA will only give favourable consideration to
those development proposals that contribute to the achievement of the
stated tourism objectives. According to Policy TOU 4, favourable
consideration will be given to the development of further tourist
accommodation in Mellieha, St Paul`s Bay/Bugibba, St Julian`s/Paceville,
Sliema, Marsascala/Marsaxlokk/ Birzebbugia, Marsalforn, Xlendi and Mgarr.
2
The co-operation of relevant public and private sector agencies will be
sought in order to improve the heritage trails around the Maltese Islands
(Policy TOU 11). Besides, a comprehensive policy on coastal zone
management will also be looked into, in co-operation with the Secretariat for
the Environment and other relevant bodies (Policy TOU 15).
Recreation
3
24
Policy REC 1 seeks to overcome deficiencies in the provision of recreational
facilities by defining sites for recreation in the Local Plans. Moreover, the
Structure Plan urges Government t o prepare and implement management
schemes for publicly owned open spaces and water areas, besides
encouraging other agencies and landowners to implement similar schemes
(Policy REC 3). The private sector will also be encouraged to participate directly
in recreational programmes in view of the likely financial constraints of the
Government (Policy REC 2). The PA, on its part, will seek to identify sites for
district level recreation centres and co-ordinate publicly provided facilities with
commercial and voluntary aided facilities, according to Policy REC 4.
4
Policy REC 9 stresses the fact that no permanent structures will be permitted in
coastal areas, and that the owners of huts and similar developments on
coastlines will be required to remove these structures. Neither will low cost
holiday home villages be permitted according to Policy REC 10, whilst holiday
villages will have to conform to Structure Plan policies. Furthermore, all illegally
constructed property will be demolished and the site restored at the occupier`s
expense if the owner does not comply with eviction notices (Policy REC 12).
Besides, the PA will also ensure that adequate provision for district -level sports
and recreational facilities will be made in Local Plans for both new and existing
urban areas (Policy REC 8).
5
The identification of heritage trails and country parkways is stressed in the
Structure Plan as a means to enhance the historical and natural heritage
product for recreational and tourism purposes. Policy REC 13 states that the PA
and other Government bodies will seek to identify and establish a network of
country parkways and coastal and inland rights of ways for footpaths, cycle
routes and horse riding trails, in both Malta and Gozo. Besides, the PA will also
designate a series of picnic areas within the country parkway system, to include
environmentally-friendly support facilities along the routes (Policy REC 14).
Settlement pattern
Social and Community facilities
6
8
Policy SET 1 encourages continued development, including rehabilitation and
redevelopment, within existing built -up areas, so long as it does not go
against other policies. Policy SET 7 states that a development in existing and
new urban areas will only be allowed provided that the site to be developed
is not appropriate for or there is no demand for community facilities, local
employment, local shops and housing. Policy SET 11 states that no urban
development will be permitted outside existing and committed built -up areas
and primary development areas as designated in the Structure Plan even
where roads and public utilities are available. Policy SET 12 however shows
that the Planning Authority will still consider development applications which
ostensibly infringe Policy SET 11, yet the onus will be on the applicant to
present evidence as to why the policy should be infringed.
Transport
9
Policy TRA 2 requires major development proposals to be accompanied by a
Traffic Impact Statement, the terms of reference for which are available from
the Planning Authority. Some successful traffic and environmental
management procedures are set out in chapter 14 of the Explanatory
Memorandum and Appendix 2 of the Explanatory Memorandum Highways
and Traffic Guidance. Policy TRA 3 states that agreements will be required
with prospective developers for the funding of the necessary remedial
highway works required to accommodate their proposals. Policy TRA 4 refers
to vehicle parking principles and to the cost of providing for the shortfall of
spaces in public parking facilities as a requirement of the development.
10
Policy RDS 5 also needs to be considered and this states that new
development will not normally be granted access directly onto the arterial
road network, and parallel service roads will be established where necessary
and practical. Policy TEM 3 states that in areas where parking is difficult,
comprehensive studies of parking supply and demand will be carried out and
a parking policy embodying a proper mix of on and off street, public and
private parking space will be developed.
11
Policy PTR 8 seeks the successful integration of public transport by ensuring
that all major new developments will be designed in such a way as to be
accessed easily by public transport.
Built environment
7
Policy BEN 1 states that development will not be permitted if the proposal is
likely to have a deleterious impact on existing or planned adjacent uses
because of visual intrusion, noise, vibration, atmospheric pollution, unusually
high traffic generation, unusual operating times, or any other characteristic
which in the opinion of the Planning Authority would constitute bad
neighbourliness. Policy BEN 2 will not allow development which is incompatible
with good urban design, natural heritage and environmental characteristics
of existing or planned adjacent uses, and is unlikely to maintain the good
visual integrity of the area in which it is located. Policy BEN 17 refers to the
importance of hard and soft landscaping, and measures by which their
maintenance will be undertaken. Policy BEN 21 states that standards will be
developed for noise emissions, and locational criteria will be identified for
major noise sources.
Policy SOC 24 as regards appropriate access, toilets and internal
arrangements for the disabled, the elderly, and children in prams and
pushchairs needs to be given consideration.
25
Conservation
12
In determining a site for the development, reference must be made to UCO,
RCO and MCO policies in the Structure Plan, and any guidelines prepared, to
ensure that the site proposed for such a development does not conflict with
any of these policies. Policy RCO 1 proposes a number of Rural Conservation
Areas and defines what is meant by national parks, areas of high landscape
value, sites of agricultural, ecological, scientific and archaeological importance
(vide also Policies RCO 10 and 12 vis-à-vis definitions and protection ratings for
Areas of Ecological Importance and Sites of Scientific Importance). Moreover,
listed buildings in Urban Conservation Areas are graded as Grades 1,2 and 3 in
Policy UCO 7. Policy UCO 10 states that developments will not be permitted
which adversely affect views of or from Urban Conservation Areas, or which
detract from the traditional urban skyline.
13
Policy RCO 4 recommends that the Planning Authority should refuse the
development of structures or activities which would affect scenic beauty.
Furthermore, Policy RCO 15 states that there is a general presumption against
developments in urban and other built -up areas which are insensitive to the
continued existence of identified features of scientific importance and
significant elements of the country’s natural heritage present within the area.
14
Policy RCO 30 encourages afforestation projects on abandoned agricultural
land or derelict ground, whilst Policy RCO 33 indicates that specified
individual/groups of trees will be protected by means of Tree Protection Orders.
Moreover, RCO 39 encourages educational programmes aimed at creating
positive patterns of behaviour of individuals, groups and of society as a whole
towards the environment. Policy RCO 42 also states that the Planning
Authority, in conjunction with the appropriate Government agencies, will
encourage and actively promote public and private research institutions to
carry out research on the environment and on environmental problems, and to
disseminate it widely.
15
Policy ARC 3 states that applications for planning permission for development
affecting ancient monuments and important archaeological areas and sites,
including areas and sites having such potential, will normally be refused if there
is an overriding case for preservation.
26
16
Policy MCO 1 lists candidate sites for the status of Marine Conservation Areas.
Policy MCO 6 states that it will be the policy of the Planning Authority to site, as
much as possible, Marine Conservation Areas contiguous with land based
Conservation Areas. This will guarantee protection of the marine zone from any
land activities and vice versa.
Public utilities
17
Relevant policies relating to public utilities need to be considered particularly
PUT 7 regarding water storage reservoirs which are to be placed underground,
PUT 13 regarding development involving processes likely to give rise to the
generation of solid waste.
Coastal Zone Management
18
Policy CZM 3 states that public access around the coastline immediately
adjacent to the sea will be secured. This will include taking shorelands into
public ownership, Government acquisition of illegal developments and
encroachments, and suitable construction works.
Historical Features on the Qawra Foreshore
Beachposts
1
The Qawra beachpost was constructed during WWII. It is one of a variety of
detached defences built to resist any attempt by the enemy to land on the coasts
of Malta. The beachpost formed part of a fortified system, usually consisting of
consecutive "lines" of defences having varying designs according to their location
and purpose within the system.
2
The first "line" of defences particularly ran along the coast, while other "lines"
circumscribed the hinterland. The post is built of concrete and has a square plan.
The entrance was through a small hatch secured with an armoured door. Most
probably this post was also camouflaged according to the official camouflage
scheme adopted specifically for the Maltese WWII defences.
3
The post is approximately 4.5m high and internally divided into two floors. The
upper floor has horizontal slit windows which originally had wooden sliding shutters.
A detachment of about seven men, armed with small arms such as machine guns
and rifles, served within such posts. The lower floor mainly served as a rest room for
the crew, but also had small embrasures in the walls for defence firing. On the roof
of the post is a square observation turret, originally with a metal hatch on top. Lean
vertical slits allowed the observer, availed with a pair of binoculars, to direct the
defence. Evidence that these defences have truly seen action is the fact that some
are riddled with aerial machine gun fire and shrapnel holes.
4
The importance of WWII defences is quite significant for various criteria:
a)
They are examples of early 20th century fortifications; Fondazzjoni Wirt Artna
describe them as the "last of impressive fortifications" built in the Maltese Islands
since the earliest evidence from the Bronze Age.
b)
They are synonymous with the defence of the Maltese Islands. Similar, though
variant, examples are only found elsewhere in Britain. Therefore these British
defences are unique since they are the only examples which are found outside
Britain itself.
c)
Most are still in a very good condition, although some require restoration and
a more proper use, which may also include recreation apart from being museum
pieces.
d)
These British 20th century defences have arguably equal historic value as
most of the Knights' period fortifications. Apart from being fine examples of military
architecture of the time, they were actually used in warfare, which engagements
resulted in deterring the enemy from succeeding in capturing Malta. This factor is
unlike several of the Knights' fortifications which were never used in combat and at
times were merely built for the prestige of the Grand Master.
Qawra Entrenchment Wall
5
During the 18th Century, one of the most heavily defended bays in Malta
after Marsaxlokk was undoubtedly St Paul`s Bay. To its complement of six coastal
batteries and two towers, the Knights later added a long defensive line at Qawra
Point. Here, the shoreline was relatively exposed and easily approachable from the
sea, particularly during the calm summer months.
6
The exact year during which this entrenchment wall was constructed is not
known. The design of the entrenchment with its three flat -faced bastions would
date the work to around 1763, when a similar pattern of defensive lines was being
built along the coast south of Ricasoli under the direction of Knight De Tigne.
7
Little remains nowadays of the Qawra entrenchment, though most of it lies
buried beneath the promenade. One particular section is still visible above road
level and reveals a solid wall built of regular courses of drafted masonry with huge
blocks of some 41 centimetres in height. The wall was served by a firing banquette
and the bastions had cuttings in the flanks2. It is nowadays scheduled as a Grade 1
property.
Qawra Cistern
8
The cistern located in the Level 3 area is one of the few rural features that still
exist in this heavily urbanised area of Bugibba. The cistern has no historical
connotations and in fact is not scheduled; its significance is however still very valid
as part of our rural heritage, with the result that such a cistern should therefore be
conserved.
2
Spiteri Stephen C.: Fortress of The Cross, Heritage Interpretation Services, 1994
27
9
Overall, the cistern is at least 5 metres deep and is characterised by semicircular ends. The cistern head is supported on small arches whilst beyond the lower
edge of the shaft, the base opens up in a bell-shaped cistern.
10
In the recent past, the cistern was covered by about two courses depth of soil
in which trees were also planted.
28
Extract from Trees, Shrubs and Plants for Landscaping
in the Maltese Islands
List of species for use
Sites outside development zones and near urban fringes
Small trees
1
Only indigenous and archaeophytic species are to be used in the countryside,
in sites located outside development zones and in urban peripheries; the use of alien
species in such areas infringes Structure Plan policy RCO 31. The following trees,
shrubs, and plants are recommended for general landscaping, normal afforestation
purposes, as well as other tree planting on abandoned fields and derelict areas,
subject to Structure Plan Policy RCO 30.
Conifers
Crataegus azarolus
An\alor
Azarole
Crataegus monogyna
|arg`un
Common hawthorn
Darniella melitensis
Xebb / Si]ar ta' l-irmied
Maltese salt tree
Euphorbia dendroides
Teng`ud tas-si]ra
Tree spurge
Myrtus communis
Ri`an
Myrtle
Pistacia lentiscus
Deru
Lentisk / Mastic tree
Scientific name
Maltese name
English name
Pistacia terebinthus
Terebinth / Turpentine tree
Pinus halepensis
|nuber
Aleppo pine
Skurnabekk
Punica granatum
Pomegranate
Tetraclinis articulata
G`arg`ar
Alerce / Sandarac gum
Rummien
Pyrus amygdaliformis
Lan]as salva]]
Wild pear
Rhamnus alaternus
Alaternu
Mediterranean buckthorn
Rhamnus oleoides
|iju
Small buckthorn
Sambucus ebulus
Sebbuq salva]]
Dwarf elder
Sambucus nigra
Sebbuq il-kbir
Common elder
Chaemerops humilis
}ummar
Dwarf fan palm
Phoenix dactylifera
Palm
Date palm
tree
Broadleaved trees
Ceratonia siliqua
~arrub
Carob
Cercis siliquastrum
Si]ar ta' }uda
Judas' tree
Laurus nobilis
Rand
Bay laurel
Olea europaea
|ebbu]
Olive
Prunus dulcis
Lew\
Bitter almond
Punica granatum
Rummien
Pomegranate
Ficus carica
Tin
Fig
Pyrus amygdaliformis
Lan]as salva]]
Wild pear
Quercus ilex
Ballut
Holm oak
Tamarix Africana
Bruk
Tamarisk
Palms
29
Shrubs
Aloe vera
Sabbar
Yellow aloe
Anargyris foetida
Ful tal-klieb
Stinking bean trefoil
Anthyllis hermanniae
~atba s-sewda
Shrubby kidney-vetch
Antirrhirum tortuosum
Papo[[i `omor
Snapdragon
Capparis orientalis
Kappar
Caper
Cistus creticus ssp. creticus
--
Hoary rockrose
Cistus creticus eriocephlus
--
Hoary rockrose
Cistus monspeliensis
--
White rockrose
Thymus capitatus
Sag`tar
Mediterranean thyme
Cremnophyton lanfrancoi
Bjanka ta' l-irdum
Maltese cliff-orache
Darniella melitensis
Xebb / Si]ra ta' l-irmied
Maltese salt tree
Dittrichia viscosa
Tulliera
Viscous fleabane
Ephedra fragilis
--
Shrubby ephedra
Erica multiflora
Savina / Le`jet ix-xi` / Issopu
Mediterranean heath
Euphorbia melitensis
Teng`ud tax-xag`ri
Maltese spurge
Lycium intricatum
G`awse]
Southern tea-tree
Ononis natrix
Broxka
Bush restharrow
Palaeocyanus crassifolius
Widnet il-ba`ar
Maltese rock centaury
Paliurus spina-christi
Xewk tal-kuruna
Christ's thorn
Periploca
laevigata
Si]ret il-`arir
angustifolia
Phlomis fruticosa
Salvja
tal-Madonna
Wolfbane
/
Great Sage
Salvjun/habaq tal-Madonna
Rhus coriaria
Xumakk tal-konz
Sumack
Rosmarinus officinalis
Klin
Rosemary
Prasium majus
Te` Sqalli
Mediterranean prasium
Ruscus hypophyllum
Belladonna
Greater Butcher's-broom
Ruta chalepensis
Fej]el
Wall rue
30
Salvia fruticosa
Salvja
Three-lobed Sage
Senecio bicolor
Kromb il-ba`ar
Silver ragwort
Spartium junceum
}enista safra
Spanish broom
Teucrium flavium
Borg`om
Yellow germander
Teucrium fruticans
|ebbu]ija
Olive-leaved/evergreen
Triadenia
aegyptica
Fexfiex
(=Hypericum aegypticum)
germander
Egyptian St John's Wort
Climbers
Asparagus aphyllus
Spra] xewwieki / {aq[ieqa
Mediterranean aspargus
Clematis cirrhosa
Kies`a / bajda
Evergreen traveller's joy
Hedera helix
Liedna
Ivy
Lonicera implexa
Qarn il-mog`\a
Evergreen honeysuckle
Prasium majus
Te` Sqalli
Mediterranean prasium
Rosa gallica
Ward ta\-\ejt
Provence rose
Rosa sempervirens
Girlanda tal-wied
Evergreen rose
Smilax aspera
Zalza paj\ana / paj\ana
Mediterranean
--
Black bryony
Tamus comunis
sarsaparilla
Coastal areas
Planting along the coast is subject to Structure Plan Policies RCO 29 and RCO 30.
The trees/shrubs in this list may be used in coastal plantings and landscaping.
Trees
Scientific name
Maltese name
English name
Vitex agnus-castus
G`adib / Si]ar tal-Virgi
Chaste tree
Tamarix africana
Bruk
Tamarisk
Aloe vera
Sabbar
Yellow aloe
Atriplex halimus
Bjanka
Shrubby
Capparis orientalis
Kappar
Caper
Cremnophyton lanfrancoi
Bjanka ta' l-irdum
Maltese cliff-orache
Darniella melitensis
Xebb / Si]ar ta' l-irmied
Maltese salt tree
Palaeocyanus crassifolius
Widnet il-ba`ar
Maltese rock centaury
Shrubs
Periploca laevigata ssp. Si]ret il-`arir
angustifolia
orache
/
Salt
bush
Wolfbane
31
Car Parking Standards
CAR PARKING STANDARDS
Development
Type
Car Parking Standards
Retail
Mixed Use
1 customer space per 50 sq. metres
(no supermarket) 0.33 spaces per employee
Offices
1.5 spaces per 50 sq. metres
Restaurant/Bar/Club
metres
7.5 customer spaces per 50 sq.
0.5 spaces per employee
Parks & Recreation Areas
Depending on estimated car park usage
at peak
Entertainment parking (Visitor Attractions etc.) Planning
Authority
will
give
guidance on the requirements based on
the estimates of visitors provided by the
developer and on the outcome of the
Traffic Impact Statement
Any future amendments to the above standard provision will apply in their stead
32