Qawra Coast Development Brief

Transcription

Qawra Coast Development Brief
Approved Draft - May 2007
MALTA ENVIRONMENT AND PLANNING AUTHORITY
P.O. Box 200
Marsa GPO 01
Malta
Tel: (356) 2290 0000
Fax: (356) 2290 2295
e-mail: [email protected]
website: http://www.mepa.org.mt
ISBN – 978-99932-83-71-3
Contents
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CHAPTER 1: INTRODUCTION & OBJECTIVES
CHAPTER 2: LAND USE FRAMEWORK
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CHAPTER 3: PARAMETERS FOR THE VISITOR ATTRACTION
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CHAPTER 4: FRAMEWORK FOR PROPOSED LAND USES SUMMARY
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CHAPTER 5: SUBMISSION REQUIREMENTS
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APPENDIX A: RELEVANT STRUCTURE PLAN AND LOCAL PLAN
POLICIES
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APPENDIX B:
FORESHORE
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HISTORICAL
FEATURES
ON
THE
QAWRA
APPENDIX C: EXTRACT FROM TREES, SHRUBS AND PLANTS
FOR LANDSCAPING IN THE MALTESE ISLANDS
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APPENDIX D: CAR PARKING STANDARDS
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APPENDIX E: SUBMISSIONS RECEIVED
CONSULTATION ON REVISED DRAFT
Revised Qawra Coast Development Brief – March 2007
DURING
PUBLIC
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development, while still retaining the possibility of having the
marine aquarium concept as one component. The revised Brief
will enable MEPA to favourably consider a wider range of future
applications for the development of the site.
Chapter 1:
Introduction & Objectives
1.1 INTRODUCTION
1.1.1 The Government of Malta intends to develop the publicly
owned coastal stretch of land between the New Dolmen Hotel
and the area surrounding Qawra Tower (Fra Ben) at Qawra
covering a total area of 3.5ha (refer to Map 1). Private sector
involvement may be contemplated in the running of the
facilities at a later stage. Government believes that the Bugibba
area lacks a mix and variety of leisure facilities, and that this
area would benefit from a visitor attraction. 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 The original draft of this Brief, as approved in 2003,
contained a marine aquarium as the main feature of the site.
This proposal had been included since public sector authorities
had received various enquiries from potential developers to set
up an aquarium attraction on the islands. A tendering process
was carried out by the Lands Department on behalf of
Government, with active involvement of the Malta Tourism
Authority. Even though one response was received to the
tender, there was no successful conclusion to the discussions. In
order to increase the possibility of successful implementation of
the project, it was decided to amend the options for this site
and propose mixed education and leisure related
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1.1.3 The revised draft of the Brief was published for public
consultation, according to section 27(2)(b) of the Development
Planning Act 1992, on 21st March 2007, and the general public
was invited to submit their comments until 2nd May 2007. Four
submissions were received during this consultation period; for
details refer to Appendix E.
1.2 POLICY CONTEXT
1.2.1 The key planning policy documents are the Structure Plan,
which was approved by Parliament in July 1992, and the North
West Local Plan, approved by Government in August 2006. The
preparation of the revised Brief has therefore been guided by
the relevant policies of these Plans concerning tourism,
recreation, coastal zone management, settlement pattern, built
environment and conservation policies, amongst others. A list of
relevant policies is included for information in Appendix A.
1.2.2 The tourism objectives in the current Structure Plan seek to:
• Encourage appropriate tourism while preventing the further
spread of tourist buildings and associated facilities outside
areas already committed to such uses
• Further develop the tourism industry by channelling 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.
Since the proposed site forms part of a coastal zone and given
its footprint, the project may qualify for an Environmental
Planning Statement.
1.3 DEVELOPMENT OBJECTIVES
1.3.1 The objectives of the Brief are:
i. To accommodate a number of leisure and recreation
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 and the
coast.
ii. To develop a visitor attraction such as a marine aquarium,
focusing on research, presentation and education.
iii. To ensure a holistic (rather than segregated) approach to
planning and development of the site, 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 along the
coast, 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.
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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.
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low-lying rock for public use and restricted bathers within a
narrower stretch of coast.
Chapter 2: Land Use Framework
2.1 EXISTING LAND USES IN BUGIBBA AND QAWRA
2.1.1 Bugibba and Qawra have evolved in recent years into
some of Malta`s leading leisure centres, with strong
concentrations
of
catering
facilities
and
tourism
accommodation. There is a clear distinction between land-uses
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.
2.1.2 The area closest to Ras il-Qawra (opposite 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. This area is however partly isolated from the bustling
atmosphere along the promenade.
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 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
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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 daytrippers) and fewer visitors in winter, which are mainly middle
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.
2.1.5 The site for which this Brief applies is a stretch of coastal
area bounded by the rocky foreshore to the north-west and the
Qawra promenade to the south-east. The site was levelled in
the past by dumped rubble. While the westernmost section has
regenerated and is now being covered by trees and other
vegetation, the middle section has a derelict appearance and
is mainly used for informal parking, and the eastern section
(near Fra Ben restaurant) is tarmacked and used as a formal car
park.
2.1.6 However, a number of historical and heritage features are
present on the site itself and in its vicinity, i.e. an entrenchment
wall, coastal tower and battery, beach post and cistern.
Provisions regarding these features are included in this Brief,
together with improved accessibility to the rocky beach
through minor interventions. Additional details on the above
features are provided in section 2, Map 2 and Appendix B.
2.2 ZONING – INTRODUCTION
2.2.1 The site of this Development Brief has been organised into
three zones (refer to Map 3), according to their current state as
well as the uses which are envisaged to be accommodated on
these parts of the site. The main objectives for these zones are:
Zone 1 - Priority Area for Conservation: safeguarding of natural
and historical features, while use of the area for informal
recreation is advocated by allowing minimal interventions.
Zone 2 - Development Area: accommodating the bulk of the
development, while coastal views should be safeguarded.
Zone 3 - Coastal Enhancement Area: Improvement of the area
through small-scale measures and without altering its open and
barren character.
2.3 ZONE 1 AND CONTIGUOUS FORESHORE
2.3.1 This zone has a total footprint of 1.5ha and is located
between the ecologically sensitive Level 2 coastal area just
outside the western edge of the site, and the promenade. It is a
Level 3 Area of Ecological Importance (refer to Map 2) and
acts as a buffer zone to the Level 2 area which is currently
undergoing regeneration with substantial tree cover (mainly
tamarisk which is a protected species).
2.3.2 Particular attention should be paid to the scheduled
property and coastal cliffs just outside Zone 1. No form of
intervention will be allowed in the Level 2 Area of Ecological
Importance (vide Map 2), apart from improving accessibility to
the shore. Access provision should preferably be reversible and
respect the environmental characteristics of the area. For Level
2 AEI`s, which include important habitats present in relatively
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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 in this Development Brief, encroachment
into this area even from the minor developments taking place in
the adjacent Level 3 area should be avoided.
2.3.3 The predominant use of the area covered by Zone 1
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 2 and 3.
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 2.3.5 to
2.3.6. In other parts of Zone 1, 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.
2.3.4 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 2; 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 MEPA
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 1 and 2 are acting as “soak away” areas due to the
existing road culverts.
2.3.5 Particular attention should be given to the entrenchment
wall located adjacent to the promenade (see also Map 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 and any interventions
allowed must be directed to their scientific restoration and
rehabilitation.
2.3.6 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 (i.e. the section 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 MEPA officials, and all works around the
entrenchment wall will take place under the supervision of
MEPA, Superintendence of Cultural Heritage and Works Division
(Restoration Unit) personnel.
2.3.7 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
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interventions have been carried out, as directed by the
Restoration Unit of the Works Division.
2.3.8 Also present on the western side of Zone 1 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 1 should be
retained and that any proposals by the developer should not
hinder views from such recreational nodes.
2.3.9 The developer will furthermore be required to ensure that
the seaward edge of Zone 1 is stabilised and vegetated for
consolidation and landscaping purposes, under the supervision
of the relevant authorities. 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 1, 2 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 1, the rocky shore and the
low coastal cliff beneath the New Dolmen Hotel)
c) coastal geomorphology and dynamics of the Qawra,
Bugibba, St. Paul’s Bay area including St. Paul’s Islands
2.4 ZONE 2 AND CONTIGUOUS FORESHORE
2.4.1 This zone covers approximately 1.8ha, is located between
Zone 1 and the Fra Ben Restaurant, and includes the area of the
car park located in front of the restaurant.
2.4.2 Below ground level, this zone should accommodate a
visitor attraction as the main use and ancillary uses such as
catering outlets, retail outlets, administration offices, lecturing
facilities, research lab, library, clinic and other compatible
facilities, as well as an adequate amount of parking spaces. A
coastal sports facility, such as a diving school, may also be
included as part of a mixed-use complex. 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.
2.4.3 This visitor attraction and all facilities related to it, including
most car and coach parking spaces, should be sited below
promenade level; this will help to safeguard the context of the
historical Qawra Tower. Coach drop off points may need to be
located at road level. No additional excavation will be
permitted outside Zone 2. Since a number of car parking spaces
at road level will be removed and the area converted into a
park instead, it needs to be ensured that at least the equivalent
number of parking spaces is provided underground. However,
the depth of excavation for the whole scheme should not
exceed two floors below ground level. Chapter 3 gives a
detailed description of the development parameters for this
visitor attraction.
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2.4.4 At promenade level, Zone 2 should mainly be retained for
public open spaces (including footpaths, soft and hard
landscaped areas) but could include a variety of relatively
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,
amphitheatre, picnic/BBQ areas and similar low key
recreational facilities will be considered as long as their
provision will not compromise the environmental objectives for
this area and the interventions will be visually acceptable. These
facilities could improve the commercial viability of the overall
project whilst providing additional facilities for locals and tourists
alike frequenting the area. It is important to safeguard the views
towards the sea from the adjacent residential areas; therefore
all structures should be designed in a way as not to obstruct sea
views.
2.4.5 A two to three metre vegetated buffer along the northwestern boundary of this zone is to be included to ensure the
protection of this coastal fringe. No developments should take
place inside this buffer zone, and the area should be cleaned
from existing dumped material, excess fill and building waste
(that is alien to the coastal system) by the developer, under the
supervision of the competent authorities. Subsequently, native
vegetation suitable for coastal areas (refer to Appendix C)
should be planted along this strip and the semi-circular
belvederes adjacent to the promenade should be retained.
2.4.6 Physical development at promenade level of this zone
should be concentrated to the eastern part which lies closest to
the 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 2. The whole of Zone 2 should remain in public
ownership. Development should be appropriately shielded and
heavily (yet sensitively) landscaped in line with Zone 1, merging
with the latter zone on the west and grading into a semi-formal
landscaping to the east. It is important that the transition
between Zone 1 (semi-natural vegetated area) and Zone 2
(more formal landscaped area) should be gradual (refer to
Map 3). Hard and soft landscaping should be financed by the
developer.
2.4.7 A 20th Century beach post 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 beach post. Moreover, the developer is
required to improve rocky beach access on a stretch of land
lying directly on the foreshore north of Zones 1 and 2 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.
2.4.8 To summarise, all development in this zone should:
a) Be low lying and rather inconspicuous from road level;
b) Have due regard to the setting of the Qawra Tower;
c) Be predominantly public at surface level and 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 the development
below promenade level should preferably be utilized as an
extension of the public open space, yet views of St Paul`s
Islands, l-Ahrax, Gozo and the Mediterranean sea from the
existing promenade should be protected and retained;
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d) Increase the recreational attractiveness in the Bugibba/
Qawra area, thus diversifying even further the overall
entertainment offer in this tourist resort;
e) 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;
f) Be assessed as part of a Traffic Impact Statement;
g) Allow for additional parking spaces;
h) Allow for better accessibility to selected points along the
rocky stretch of foreshore outside the development brief
boundary.
2.4.9 It is important to re-emphasise 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 developer will be responsible for the
maintenance of Zones 1 and 2, together with the monitoring of
historical features (under the supervision of the relevant
authorities), for the first five years upon completion of the
project.
2.5 ZONE 3
2.5.1 Zone 3 occupies a footprint of 0.2ha and stretches along
the foreshore on the northern side of the Fra Ben Restaurant into
an area 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 developer will be
responsible to clean the area by removing the existing old
concrete platforms and concrete boulders and the entire
excess fill. Most of the area is to remain barren, whilst
commercial development will not be allowed in this zone. Any
landscaping carried out in this area shall respect the setting of
the coastal tower and battery. To this effect, soft landscaping
should be limited.
2.5.2 Given that Zone 3 lies contiguous to the Qawra Tower and
Battery, and given that several incompatible accretions have
taken place there over time, MEPA would encourage the
possibility of exploring solutions for the improvement of this
situation (including utilizing EU funding for this purpose). MEPA
would also encourage proposals for the improved interpretation
of this and other cultural and natural features in the area.
2.5.3 The developer should ensure that Zones 1, 2 and 3 are
physically linked by a continuous walkway along the Qawra
coast, below promenade level, spreading from behind the Fra
Ben Restaurant to the western side of Zone 1, that is the area
just short of the New Dolmen beach facilities. Zone 3 should be
closed to traffic and subsequently car parking will not be
allowed in the entire zone (some of the displaced parking
spaces are to be provided by the developer in Zone 2). The
existing road adjacent to the south-eastern side of the Fra Ben
Restaurant (just outside Zone 3) 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 pedestrian footpath linking Zone 3 to
Zone 2 in order to facilitate access between the two zones.
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either be contained within the building or be hidden within an
appropriately designed structure.
Chapter 3: Parameters for
the Visitor Attraction
3.2.4 The new building should satisfy the construction, sanitary,
fire, safety and hygiene requirements applicable for such
buildings, which are contained in the relevant Maltese and EU
regulations.
3.1 INTRODUCTION
3.1.1 The visitor attraction forms the nucleus of the development
on this site. 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 visitor attraction complex 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 all appropriate
measures must be taken to ensure the safety of 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 KNPD (National
Commission Persons with Disability) and entitled “Access for All”.
3.2.3 The design of the building must take into consideration
factors that will minimise adverse 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
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3.3 LANDSCAPING
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 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 developer.
3.3.2 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 il-Qawra needs to be
safeguarded throughout the entire construction phase.
3.4.2 The car park design should allocate specific areas for
coach, mini van and car parking, and adequate space should
be made available in order to enable them to manoeuvre
within the site. It should be noted that the existing car park takes
up to 88 cars and will be removed; therefore alternative parking
needs to be provided underground. In case there is not
sufficient space underground to accommodate the required
number of spaces (particularly for coaches), some additional
parking may be provided along the strip south of the Qawra
Tower that is currently a wide pavement below the level of the
main road. The developer will also be responsible for the
maintenance of the car park.
3.4.3 All access and parking proposals must be to the
satisfaction of MEPA 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 MEPA 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 site is not currently connected to the drainage network
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 storm water is to be connected to the existing sewer
and waste and sewage effluents will not be allowed to be
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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 ilQawra. Adequate precautions must be taken to ensure that
building activities (and any storage of materials) are contained
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 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.
3.7 OPERATING SYSTEM FOR A MARINE AQUARIUM
3.7.1 If the developer opts for the establishment of a marine
aquarium, there are three main operational options, either an
open or closed system, or a combination of both. Whichever
system is selected, 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 Directorate
within MEPA since they will need to give their consent to all
issues relating to the marine aquarium.
3.7.2 Only species that are characteristic of the local territorial
waters, and have been approved by the EPD, should be kept in
an open system. Any species, which are not characteristic 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 tanks and continual maintenance is required to ensure
that the species remain healthy or are replenished regularly.
3.8 EDUCATION AND RESEARCH
3.8.1 The design and concept of the development should
reflect the aim of delivering an educational and conservation
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message. 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. Adequate information
either through interpretive panels or leaflets should be provided
to assist visitors. The use of exhibitions can also help to inform
and educate. Interactive media constitute another option to
attract the attention of the children.
3.8.2 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, whilst
also ensuring a technical backup to the operations aspect of
the attraction. The research facility should be appropriately
equipped and staffed. Facilities may include a small
conference room, a testing lab and other supporting facilities.
3.9 MANAGEMENT AND VISITOR FACILITIES
3.9.1 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 expertise to ensure that the operations are
maintained to the appropriate standards.
3.9.2 The attraction should make provision for a number of
ancillary visitor facilities, such as related retail outlets and
catering outlets.
Chapter 4: Framework for
Proposed Land Uses - Summary
4.1 SUMMARY OF PLANNING PARAMETERS AND KEY LAND
USES
4.1.1 The main planning parameters and key land uses per zone
are:
•
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;
•
Any proposed development should cater for persons with
special needs and young children, as highlighted in the
KNPD document “Access for All”;
•
Unless specifically indicated, all works should be
undertaken and structures rehabilitated at the developer’s
expense, after a full development permit is obtained from
MEPA.
OVERALL REQUIREMENTS AND ANNOTATIONS
•
Detailed management and landscaping plan;
•
Construction management plan;
•
Holistic interpretation strategy;
•
Environmental Planning Statement (EPS): this requirement
would depend on the project details;
•
Traffic Impact Statement (TIS), inclusive of parking
requirements
vis-à-vis
the
proposed
commercial
development in Zone 2;
•
Commercial development to be restricted to Zone 2;
•
Pleasant walkway and free public access throughout.
Clear views from the promenade are to be protected;
ZONE 1 AND CONTIGUOUS FORESHORE
19
•
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
entrenchment wall;
•
Rocky beach access improvements that are compatible
with the natural environment.
not
permitted
except
near
ZONE 2 AND CONTIGUOUS FORESHORE
• Development of a local visitor attraction and ancillary
facilities. The attraction and related facilities, including
most parking, should be sited below promenade level;
•
Developer will be required to provide at least the same
number of car parking spaces underground as the ones
removed at road level;
•
Development above ground: heavily landscaped, small
scale, low lying structures concentrated around the
eastern area of this zone;
•
Rocky beach access improvements that are compatible
with the natural environment.
ZONE 3
•
Removal of excess fill, existing concrete platforms and
concrete boulders;
•
Landscaping (earth berm and low retaining wall) in an
area behind Fra Ben, provided that the setting of the
tower is protected;
•
Parking in this zone should be physically prevented.
20
•
Statement explaining proposals (detailed floorspace in
respect of land uses suggested) and demonstrating
compliance with the detailed requirements of this Brief.
5.1 INTRODUCTION
•
5.1.1 The design process will be carried out in two stages. Other
non land use requirements will also be included at a later stage,
as deemed necessary by Government.
Overall scheme plans (Scale 1:500) showing broad site
levels, buildings, parking facilities (with capacities),
landscaping and construction space requirements.
•
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. These requirements are compulsory for all
developers (or their consultants).
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.
•
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.
•
Proposed phasing plan, including routing of utilities and
the location of ancillary requirements, e.g. new pumping
stations, sub stations, closed/open water system in case
that a marine aquarium is being proposed, water
storage facilities and telecommunication facilities. Scale
1:200.
•
Three photomontages taken from the promenade in the
western part of Zone 1, 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.
Chapter 5: Submission Requirements
5.1.3 Stage Two is the preparation in detail of the concept
designs from Stage One. A full development application will be
required at this stage. Stage Two requirements, as highlighted
below, should be carried out to the satisfaction of MEPA before
a development permit is awarded.
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
5.2.1 Outline scheme plans shall be submitted giving the
following details:
•
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 approved policies of
MEPA, together with a description of each land use/
facility of the project and a schedule of all space
allocations (in square metres).
21
•
General statement highlighting construction
operation employment levels by category.
and
•
Axonometric of proposals from two important viewpoints.
Scale 1:500.
•
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.
•
Block model of proposals. Scale 1:1000.
•
Detailed proposals for landscaping and its maintenance,
existing vegetation, 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.
•
A brief description of the interpretation concept
proposed for the whole project, indicating how this
relates to the concept design being proposed.
MEPA may consider waiving a number of stage 1 requirements
in the eventuality that the site is developed by Government or a
Government agency (rather than through a tendering process
issued by government) provided that the requisite information
normally required through the development control process is
submitted.
5.3 STAGE TWO
5.3.1 Detailed scheme plans should be submitted giving the
following information:
•
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,
buildings, 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.
22
5.3.2 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 with 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 may be necessary to carry
out an Environmental Planning Statement (EPS) for this
project. In such cases, the relevant terms of reference for
this study will be provided by MEPA.
•
A Traffic Impact Statement (TIS) will be required. Terms of
reference for this study will be provided by MEPA.
•
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.
5.3.3 Furthermore, a statement explaining proposals and
demonstrating compliance with the requirements of this brief
should be presented.
5.3.4 The following information should also be submitted, in case
the development of a marine aquarium is envisaged:
•
Details as regards the proposed system to be used in
operating the aquarium (i.e. closed or open system) by
23
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.
•
A detailed monitoring programme (regarding the
species) should be submitted which would be reviewed
by the competent authorities and agreed upon by the
developer.
5.3.5 The developer may be required to provide additional
information, which may be sought by the relevant public sector
authorities, according to the identified uses. 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 09:00 and 17:00 on
Saturdays and at no time on Sundays and public holidays.
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. In accordance with this policy, the Brief only allows smallscale structures related to recreation above ground while the more
large-scale development will be located entirely underground.
Appendix A: Relevant Structure
Plan and Local Plan Policies
STRUCTURE PLAN POLICIES
Tourism
SP Policies TOU 3, TOU 4 & TOU 5 relate to tourism objectives and
preferred locations in which further tourism facilities should be
developed. The Development Brief Area is located in one of the zones
specified in policies TOU3 and TOU4. The proposals contained in this
Brief aim at upgrading and improving the tourism product in this area,
which is in line with the above policies.
SP Policy TOU 11 is relevant because it encourages Malta’s heritage
items to be made more accessible and interesting to tourists. There
are historical structures on site which are proposed to be restored and
if possible also reused by the Brief, thus being made more accessible.
The Brief also requests the installation of interpretative signage.
Recreation
In SP Policy REC 3, Government is urged to prepare and implement
management schemes for publicly owned open spaces and water
areas, besides encouraging other agencies and landowners to
implement similar schemes. According to REC 4, MEPA will seek to
identify sites for district level recreation centres and co-ordinate
publicly provided facilities with commercial and voluntary aided
facilities. One of the proposed uses for this area is a public park, which
will be established and maintained by the government with possible
involvement of the private sector, thus an additional recreational
facility is being provided.
24
Policy REC 13 states that MEPA and other Government bodies will seek
to identify and establish a network of country parkways. 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. Besides, MEPA
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). New footpaths allowing sea views and the
appreciation of historical structures, as well as new picnic areas, will
be provided in this area according to the Brief.
Settlement pattern
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 provides a
hierarchy of preferred uses, particularly for outer residential areas, the
first one of which is community facilities, among them educational
and recreational uses. Both of these are components of the
development proposed for this site.
Built environment
Policy BEN 1 states that development will not be permitted if the
proposal is likely to have characteristics which would constitute bad
neighbourliness. Policy BEN 2 does 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. The provisions of the Brief ensure that sea views are
being safeguarded and that the proposed development will not have
deleterious impacts on adjacent areas.
Policy BEN 17 refers to the importance of hard and soft landscaping,
and measures by which their maintenance will be undertaken.
Landscaping of most of the site is part of the requirements contained
in this Brief.
Social and Community Facilities
Policy SOC 24 relates to appropriate access, toilets and internal
arrangements for the disabled, the elderly, and children in prams and
pushchairs being given consideration. Therefore, the Brief contains a
provision requiring all development on this site to be line with the
“Access for All” Guidelines.
Transport
Policy TRA 2: The policy requires promoters of major developments to
prepare Traffic Impact Statements (TIS). The Brief therefore includes
the request for the preparation of a TIS for this site.
Policy TRA 4: This policy sets out parking principles for new
development. The Brief notes that development is to follow MEPA’s
vehicle parking requirements as defined in Appendix D (Parking
Standards Requirements).
Policy RDS 9: New public footpaths through the site are being
recommended, which is in line with this policy, as it requires that
footways and their maintenance will be improved.
Conservation
Policy UCO 12 requires a continuing commitment to the
enhancement of Conservation Areas, listed buildings, and structures of
outstanding architectural or historical interest, by means of promoting
restoration, good street furniture design, landscaping, and finding new
uses for vacant and underused buildings. Furthermore, according to
Policy RCO 15 there is a general presumption against developments in
urban and other built-up areas which are insensitive to the continued
25
existence of identified features of scientific importance and significant
elements of the country’s natural heritage present within the area. The
safeguarding and rehabilitation of the historical structures located
within and near the site is one of the provisions contained in the Brief.
Policy RCO 20 requires positive action to be taken to rehabilitate
identified areas of degraded habitat and landscape, and proposals
for rehabilitation for these areas, provided that such schemes do not
conflict with other policies and/or regulations, will be supported
subject to scrutiny and approval by competent experts. A large
percentage of the site covered by this Brief is degraded, and the
proposed development will improve the area.
Policy MCO 1 lists candidate sites for the status of Marine Conservation
Areas, among them Qawra Point. The Brief includes provisions to
prevent any deleterious effects of the proposed development on the
marine ecosystem.
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. The Brief therefore requires the developer of the site to ensure
that public access to the coast is being safeguarded.
Public Utilities
Policy PUT 3: The policy requires, as a major strategy of public utilities
planning, the efficient management and conservation of resources,
the recycling and reuse of waste water and waste materials, as well as
the minimisation of waste. The Brief contains a provision to ensure that
the development will include these requirements.
A further relevant policy relating to public utilities that is being followed
in this Brief is policy PUT 7 regarding water storage reservoirs which are
to be placed underground.
POLICIES OF THE NORTH WEST LOCAL PLAN
Site-Specific Policy
Policy NWSP 14 relates specifically to the Qawra Coast Development
Brief and states that all development proposals for the site must be in
line with the approved Brief. Proposals, which prejudice the holistic
development of this site, as set out in the policy document, will not be
allowed. The explanatory text furthermore emphasizes that the stretch
of coast identified by this policy runs along the Residential Priority Area
and thus it is important that its development is controlled to ensure
that no adverse impacts on this area ensue. The enhancement of the
area where dumping has occurred, is also required.
Urban Settlements
The policy NWUS 6 is relevant for the proposed urban park in Zone 2. It
gives priority to landscaping schemes and provision of play areas and
equipment. Proposals should enhance the amenity value of the sites
for use by the public for recreation and be compatible with the
character and environmental value of the sites and surrounding areas.
Commercial uses on these sites are to be restricted to the bare
minimum such as small kiosks. Excavations of the sites allocated for
urban open space will not be accepted, unless MEPA is satisfied that
these works and the use of the space created below ground will not
adversely affect the use of the site for recreation by the general
public or prejudice the implementation of an attractive, landscaped
open space.
The Brief allows excavations on the indicated site, but also requires
well-designed open space above.
Commerce and Industry
Policy NWCM 3 designates Entertainment Priority Areas (EPAs), among
them Bugibba. It specifies a number of acceptable land uses for these
26
areas, such as small shops, offices, food and drink outlets, nonresidential institutions including interpretation centres, small-scale
educational facilities, assembly and leisure, marine leisure (diving,
sailing or windsurfing school) or other marine based sports or
recreation, etc. Certain conditions and restrictions also apply. All
proposed uses for the site of this Brief are in line with this policy.
Tourism and Recreation
Paragraph 4.6.1 of the Local Plan outlines the strategy for tourism:
i. To encourage new tourism accommodation projects and channel
them towards the Tourism Zones and the Entertainment Priority
Areas, among them St. Paul’s Bay/ Bugibba/ Qawra;
ii. To facilitate the expansion of existing tourism accommodation
establishments in urban areas only;
iii. To encourage the upgrading of existing tourism accommodation
establishments both in urban and rural areas;
iv. To permit new ancillary facilities to the tourism industry which
enhance the experience of the visitor and improve the quality of
the tourist product such as visitor/ interpretation centres, museums,
recreation/ leisure/ entertainment uses, promenades, and to
direct them towards established sites for visitor attractions;
v. To resist low quality, poorly designed and inappropriately located
tourism related development.
The proposals in the Brief follow this strategy, with points (iv) and (v)
being particularly relevant.
Paragraph 4.7.1 indicates the strategy for recreation as follows:
i. To promote regional and national centres for formal and informal
recreation which would include both land and water sports;
ii. To attract recreational activities to sites where the impact on the
urban and rural environment would be limited;
iii. To meet demand for recreation spaces by residents in the urban
areas and thus provide well-maintained open spaces within
walking distance for all sectors of the public;
iv. To give emphasis to the provision of facilities at a local level in the
smaller settlements, and sites for sports being directed to the larger
settlements;
v. To encourage the better use of existing facilities and a dual use of
sports facilities in schools by the public.
The Brief is also in line with this strategy as it provides additional
recreational space close to a residential area.
Policy NWTO 3 permits the development of visitor attractions within the
settlement boundaries of St. Paul’s Bay/Bugibba/Qawra and other
settlements. Favourable consideration for such projects can only be
given subject to the following criteria:
i. The prior approval of the Malta Tourism Authority;
ii. The proposed development will not cause detrimental pressures
on the local community;
iii. The scale of the project is consistent with the character of the site
and surrounding area;
iv. High design quality in terms of height, volume, bulk, materials and
finishes, and landscaping, is achieved;
v. The existing infrastructure is not adversely affected by the
proposed project, and can meet the demands of the project
without significant intervention;
vi. The proposed development would not exacerbate existing
problems of traffic congestion, potential street/ highway danger
and vehicular and pedestrian conflict, and appropriate off street
parking is provided;
vii. Access to the foreshore and scenic views are not restricted or
limited by the proposed development;
viii. For the reuse of scheduled buildings and structures of architectural
or historical interest, policies in this Plan, existing policies and
guidelines related to developments in Urban Conservation Areas
and on scheduled buildings also apply;
ix. The proposals comply with all other policies in this Plan relating to
specific areas such as Town/ Neighbourhood Centres, Tourism
Zones, Entertainment Priority Areas, Residential Areas.
27
For the proposed visitor attraction, all the requirements of this policy
have been included in the provisions of the Brief.
Policy NWRE 6 requires that existing and proposed long distance
footpaths and other access ways will be protected from any
development that would adversely affect their route or character. A
network of footpaths will be integrated wherever possible with the
Country Parkway System (Refer to Policy NWRE 5). Emphasis will be
given to the provision of circular routes and access from the urban
settlements to the countryside. The Brief contains the creation of new
footpaths, which will be linked with the existing Qawra promenade.
Policy NWRE 7 encourages Local Councils to provide and maintain
picnic areas in appropriate locations including specific designated
sites. Development permission of designated and any other additional
picnic areas will be subject to the following criteria:
i. The design and layout shall have regard to the characteristics of
the area in order to minimize adverse effects;
ii. The siting has no significant adverse impact on any scheduled,
designated or protected area;
iii. Preference will be given to areas which are in public ownership
and which currently are in a dilapidated state. Picnic areas will not
be permitted within 10 metres of the coastline;
iv. The site is well related to an existing highway/ access and does not
cause a traffic hazard, and off-road parking is provided;
v. Details of washing and toilet facilities shall be submitted and
approved together with the details of drainage and sewage
disposal arrangements;
vi. No static or touring caravans, tents or other temporary
accommodation will be permitted; and
vii. A landscape scheme is submitted and approved with any permit
application, which shall be implemented in its entirety within the
first planting season and thereafter maintained.
One of the proposals of the Brief is to locate some new picnic facilities
within the urban park and/or within the vegetated area of Zone 1.
These would be in line with the provisions above.
Conservation
NWCO 6 contains provisions for Areas of Ecological Importance (AEIs)
and Sites of Scientific Importance (SSIs). General protection will apply
as follows:
i. No inappropriate development permitted. However, suitable
maintenance of existing structures and construction of minor
amenities designed to enhance the conservation or educational
use of any area may be permitted. Supervised visits to sites of
natural importance will be encouraged;
ii. No development activities that are likely to be a fire risk to trees
and wooded areas will be allowed;
iii. No development where noxious emissions, effluents or waste may
create adverse impacts on nearby AEIs or SSIs will be allowed.
iv. The removal of intrusive elements and alien species in a manner
compatible with conservation; and the inclusion of buffer zones to
further the protection of AEIs and SSIs.
Level 1 AEIs and SSIs (Ecological)
No development will be permitted and access will be limited except
to enhance the educational use of the area whilst not damaging
the features being protected and for necessary rehabilitation works.
Permission will only be granted for the maintenance of existing
structures, covered by a permit and construction of minor amenities
where permissible, designed to enhance the educational and
recreational use of the area (e.g. narrow footpaths, nature trails and
small scale visitor centres).
No residential, industrial, commercial, tourism development,
infrastructure or public utility works will be permitted. A satisfactory
environmental impact assessment is to be undertaken and
approved by MEPA.
Permission will only be granted for small-scale development
provided that no suitable alternative locations exist and features of
28
ecological and scientific interest are protected. A satisfactory
environmental planning statement is to be undertaken and
approved by MEPA.
Paragraph 15.4.3 contains the Strategy for the Developed Coastline:
To safeguard the existing legitimate coastal uses and to minimise
existing and potential conflicts. The protection of open space for
public use is to be safeguarded. Existing legally approved uses and
development within protected areas should be allowed to continue,
provided that it does not affect the value of the protected coast
negatively.
Transport
NWTR 1 encourages proposals which will provide better facilities for
pedestrians, cyclists and those with special mobility needs. The
introduction of a network of cycle ways and footpaths will also be
supported, particularly in the less hilly parts of the North West, such as
Rabat, Dingli and St Paul’s Bay. The Brief proposes the construction of
new footpaths, which need to be accessible to all.
NWSP 1 relates to parking provision within St. Paul’s Bay. MEPA will
encourage and support the introduction of a Controlled Parking Zone
(CPZ), mainly to ensure that on-street and off-street parking is
controlled and managed. Four sites around the locality are proposed
for multi-storey car parks. This car-parking provision will be over and
above the one required for other development proposed on sites.
These CPPS car parks will form part of a comprehensive parking
regime for the area. MEPA will give due consideration to other
acceptable alternative sites for off-street public car parks should these
become available during the lifetime of this Plan.
The proposed development on the site of this Brief will result in the loss
of a number of street-level parking spaces; however, an equivalent
number of spaces is required to be provided underground, so that
parking problems existing in the area will not be aggravated.
Appendix B:
Historical Features on the Qawra Foreshore
Beachpost
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
29
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 reasons:
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.
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.
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.
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 flanks1. It is nowadays
scheduled as a Grade 1 property.
c) Most are still in a very good condition, although some
require restoration and a more appropriate 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 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.
Qawra Entrenchment Wall
9. Overall, the cistern is at least 5 metres deep and is
5. During the 18th Century, one of the most heavily
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.
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.
10. In the recent past, the cistern was covered by about two
courses depth of soil in which trees were also planted.
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
30
1
Spiteri Stephen C.: Fortress of The Cross, Heritage Interpretation Services, 1994
Laurus nobilis
Rand
Bay laurel
Olea europaea
Żebbuġ
Olive
Prunus dulcis
Lewż
Bitter almond
Punica granatum
Rummien
Pomegranate
Ficus carica
Tin
Fig
Pyrus amygdaliformis
Lanġas salvaġġ
Wild pear
Sites outside development zones and near urban fringes
Quercus ilex
Ballut
Holm oak
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.
Tamarix Africana
Bruk
Tamarisk
Crataegus azarolus
Anżalor
Azarole
Crataegus
monogyna
Żargħun
Common hawthorn
Darniella melitensis
Xebb / Siġar ta' lirmied
Maltese salt tree
Appendix C:
Extract from Trees, Shrubs and Plants for
Landscaping in the Maltese Islands
List of Species for Use
Conifers
Small trees
Scientific name
Maltese name
English name
Euphorbia
dendroides
Tengħud tas-siġra
Tree spurge
Pinus halepensis
Żnuber
Aleppo pine
Myrtus communis
Riħan
Myrtle
Tetraclinis articulata
Għargħar
Alerce / Sandarac
gum tree
Pistacia lentiscus
Deru
Lentisk / Mastic tree
Pistacia terebinthus
Skurnabekk
Terebinth /
Turpentine tree
Punica granatum
Rummien
Pomegranate
Pyrus amygdaliformis
Lanġas salvaġġ
Wild pear
Rhamnus alaternus
Alaternu
Mediterranean
buckthorn
Broadleaved trees
Ceratonia siliqua
Ħarrub
Carob
Cercis siliquastrum
Siġar ta' Ġuda
Judas' tree
31
Rhamnus oleoides
Żiju
Small buckthorn
Sambucus ebulus
Sebbuq salvaġġ
Dwarf elder
Sambucus nigra
Sebbuq il-kbir
Common elder
Palms
Chaemerops humilis
Ġummar
Dwarf fan palm
Phoenix dactylifera
Palm
Date palm
Shrubs
Xebb / Siġra ta' lirmied
Maltese salt tree
Dittrichia viscosa
Tulliera
Viscous fleabane
Ephedra fragilis
--
Shrubby ephedra
Erica multiflora
Savina / Leħjet ixxiħ / Issopu
Mediterranean heath
Euphorbia melitensis
Tengħud taxxagħri
Maltese spurge
Lycium intricatum
Għawseġ
Southern tea-tree
Ononis natrix
Broxka
Bush restharrow
Cheirolophus
crassifolius
Widnet il-baħar
Maltese rock
centaury
Paliurus spina-christi
Xewk tal-kuruna
Christ's thorn
Periploca laevigata
angustifolia
Siġret il-ħarir
Wolfbane
Phlomis fruticosa
Salvja talMadonna/
Salvjun/ habaq
tal-Madonna
Great Sage
Rhus coriaria
Xumakk tal-konz
Sumack
Aloe vera
Sabbar
Yellow aloe
Anargyris foetida
Ful tal-klieb
Stinking bean trefoil
Anthyllis hermanniae
Ħatba s-sewda
Shrubby kidneyvetch
Antirrhirum
tortuosum
Papoċċi ħomor
Snapdragon
Capparis orientalis
Kappar
Caper
Cistus creticus ssp.
creticus
--
Hoary rockrose
Rosmarinus officinalis
Klin
Rosemary
Cistus creticus
eriocephlus
--
Hoary rockrose
Prasium majus
Teħ Sqalli
Mediterranean
prasium
Cistus monspeliensis
--
White rockrose
Ruscus hypophyllum
Belladonna
Thymus capitatus
Sagħtar
Mediterranean
thyme
Greater Butcher'sbroom
Ruta chalepensis
Fejġel
Wall rue
Maltese cliff-orache
Salvia fruticosa
Salvja
Three-lobed Sage
Cremnophyton
lanfrancoi
Bjanka ta' l-irdum
32
Senecio bicolor
Kromb il-baħar
Silver ragwort
Coastal areas
Spartium junceum
Ġenista safra
Spanish broom
Teucrium flavium
Borgħom
Yellow germander
Teucrium fruticans
Żebbuġija
Olive-leaved/
evergreen
germander
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.
Triadenia aegyptica
(=Hypericum
aegypticum)
Fexfiex
Egyptian St John's
Wort
Trees
Climbers
Asparagus aphyllus
Spraġ xewwieki /
Ġaqċieqa
Mediterranean
aspargus
Clematis cirrhosa
Kiesħa / bajda
Evergreen traveller's
joy
Scientific name
Maltese name
English name
Vitex agnus-castus
Għadib / Siġar
tal-Virgi
Chaste tree
Tamarix africana
Bruk
Tamarisk
Aloe vera
Sabbar
Yellow aloe
Shrubs
Hedera helix
Liedna
Ivy
Atriplex halimus
Bjanka
Lonicera implexa
Qarn il-mogħża
Evergreen
honeysuckle
Shrubby orache /
Salt bush
Capparis orientalis
Kappar
Caper
Prasium majus
Teħ Sqalli
Mediterranean
prasium
Cremnophyton
lanfrancoi
Bjanka ta' lirdum
Maltese cliff-orache
Rosa gallica
Ward taż-żejt
Provence rose
Maltese salt tree
Rosa sempervirens
Girlanda tal-wied
Evergreen rose
Xebb / Siġar ta'
l-irmied
Smilax aspera
Zalza pajżana /
pajżana
Mediterranean
sarsaparilla
Palaeocyanus
crassifolius
Widnet il-baħar
Maltese rock
centaury
Tamus comunis
--
Black bryony
Periploca laevigata
ssp. angustifolia
Siġret il-ħarir
Wolfbane
33
Appendix D:
Car Parking Standards
Development
Retail
Type
Car Parking Standards
Mixed Use
(no supermarket)
1 customer space per
50 sq. metres
0.33 spaces per employee
Offices
1.5 spaces per 50 sq. metres
Restaurant/Bar/Club
7.5 customer spaces per
50 sq. metres
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.
34
Appendix E:
Submissions Received during Public Consultation on Revised Draft
Public Consultation Period: 21st March until 2nd May 2007
Reference Respondent
Date
Summary of Comments received
Response
QCPC 001
Dr. Anthony
Licari
03/04/07
• Urges MEPA not to allow further development on
the Qawra coast
• Suggests that if there is rubbish, to just clean up the
area
Site had already been committed for this
type of development by the Brief
approved in 2003.
Area will be cleaned up and upgraded
and will become a public open space
with all major development taking place
underground.
QCPC 002
Mario Attard,
MTA
27/04/07
• Para 1.1.1: Suggests amendment re. level of
involvement of private sector in the project
• Para 1.1.2: Suggests amendment re. details of
tendering process following 2003 Brief
• Para 1.2.3: Suggests insertion of clause stating that
EPS requirement may be waived if PDS contains all
relevant information
• Chapter 5, Stage 1: Points out that requirements are
for tendering process, which is currently not
envisaged by Government; therefore suggests
insertion of clause to cover this scenario too
• Para 5.1.1 & 5.1.3: Suggests removing references to
tendering process and legal agreement
Amendments suggested for paragraphs
1.1.1, 1.1.2, and chapter 5 have been
included in the final draft of the Brief.
Re. paragraph 1.2.3, the local legislative
framework will be applicable with respect
to the EPS.
QCPC 003
Alfred Grech
obo MTA
02/05/07
• Refers to pending application PA 7794/06,
proposed site of which is partly within the Brief area
• States that proposed development is in line with
provisions of Brief and application should therefore
be processed as soon as possible
Submits arguments in favour of PA 7794/06
being in line with the Brief.
Assessment of a proposal submitted in a
planning application is undertaken
through normal Development Control
procedures.
35
Reference Respondent
QCPC 004
Chev. Louis
Scerri
Montaldo, St.
Paul’s Bay
Date
Summary of Comments received
Response
27/04/07
• States that this type of development would spoil
the last stretch of land in this area still being in its
pristine state; therefore suggests the following:
1. Drop aquarium proposal
2. Car park could be built instead of wide
pavement
3. Remove building material
4. Prune and space existing trees so that they do
not obstruct sea views
5. Convert pool that was used for target practise
into proper swimming pool
6. Create small secluded sandy beaches
7. Cut paths out of the rock
8. Cut platforms into the rock with benches and
greenery
9. Smooth sections of rock close to sea to improve
access
10. Install ladders
11. Restore Qawra Tower and Battery, remove
tanks and other additions
12. Restore and paint pill-box; make Local Council
responsible for upkeep
13. Restore entrenchment
14. Upgrade and schedule cistern well
(1) Aquarium proposal was already
included in approved 2003 draft of Brief,
and the options are being extended in
the provisions of the revised brief, to the
effect that now the aquarium is not a
mandatory requirement.
(2), (3) and (4) are already included in the
provisions of the revised Brief.
(5) It is not clear which pool is being
referred to as the description is not
detailed enough and no site plan was
submitted.
(6), (7), (8), (9) and (10) aim at improving
access to the rocky coast, but most of
them constitute unacceptable
interventions to the natural environment,
particularly in view of the fact that part of
the foreshore is scheduled as an AEI. The
improvement of access to the coast in an
environmentally compatible way is
already included in the Brief.
(11), (12) and (13) are, to an extent,
already included in the provisions of the
revised Brief.
(14) Upgrading is already included in
provisions of the revised Brief. The Brief
makes very specific reference that this
feature should be conserved but does not
deserve scheduling status.
36

Qawra Coast Development Brief

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