PDS for a Proposed Artisan Food Factory in Xewkija as per ERA requirements for the Planning Permit (PA/09415/17)
Technical Report AIS REF. NO: ENV332757/A/18 CLIENT REF. NO: PA/09415/17 FIRST VERSION Publication Date 18 April 2018
PDS FOR A PROPOSED ARTISAN FOOD FACTORY IN XEWKIJA
DOCUMENT REVISION HISTORY
Date Revision Comments Authors/Contributors
13/04/2018 1.0 First Version Siân Pledger
18/04/2018 1.1 First Version – Minor Amendments to Figures Siân Pledger
AMENDMENT RECORD
Approval Level Name Signature
Internal Check Sacha Dunlop
Internal Approval Mario Schembri
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DISCLAIMER
This report has been prepared by AIS Environment Limited with all reasonable skill, care and diligence, and taking account of the manpower and resources devoted to it by agreement with the client. Information reported herein is based on the interpretation of data collected and has been accepted in good faith as being accurate and valid. This report is for the exclusive use of Gozitano Agri Coop; no warranties or guarantees are expressed or should be inferred by any third parties. This report may not be relied upon by other parties without written consent from AIS Environment Limited. AIS Environment Limited disclaims any responsibility to the client and others in respect of any matters outside the agreed scope of the work.
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Table of Contents
1.0 Introduction ...... 1
2.0 Details of Person/s Wishing to Carry out Development ...... 2
3.0 Description of the Project and its General Objectives ...... 3 3.1 Xewkija ...... 3 3.2 Scheme Site and Immediate Surroundings ...... 3 3.2.1 Proposed Development ...... 9 3.3 Project Justification ...... 10
4.0 Indication of the Proposed Timing of the Project and Why its Timing is Preferred .. 12
5.0 The Location of the Scheme with Site Boundaries Shown ...... 13
6.0 Alternative Uses, Technologies and Locations for the Scheme ...... 16 6.1 Location ...... 16 6.2 Building Layout and Design ...... 16 6.3 Alternative Technology ...... 16
7.0 Physical Characteristics ...... 17 7.1 Size, Scale and Design ...... 17 7.1.1 Basement ...... 17 7.1.2 Ground Floor ...... 18 7.1.3 First Floor ...... 18 7.1.4 Roof ...... 19 7.2 Phasing ...... 28 7.2.1 Number of Employees ...... 28
8.0 Land Uses & Environmental Characteristics ...... 29 8.1 Land Uses ...... 29 8.2 Geology, Geomorphology and Hydrology...... 37 8.2.1 Geology and Geomorphology ...... 37 8.2.2 Soils ...... 37 8.2.3 Hydrology ...... 37 8.3 Cultural Heritage ...... 41 8.4 Ecology ...... 41
9.0 Services Available on Site ...... 42 9.1 Energy and Water ...... 42
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9.2 Sewage ...... 42 9.3 Surface Water Run-Off and Storm Water Drainage ...... 42
10.0 Nature and Quantities of Raw Material, Energy, Waste and Machinery Used ..... 43 10.1 Raw Materials ...... 43 10.1.1 Construction Phase ...... 43 10.1.2 Operational Phase ...... 43 10.2 Energy ...... 43 10.2.1 Construction Phase ...... 43 10.2.2 Operational Phase ...... 43 10.3 Machinery ...... 43 10.3.1 Construction Phase ...... 43 10.3.2 Operational Phase ...... 44 10.4 Waste ...... 45 10.4.1 Construction Phase ...... 45 10.4.2 Operational Phase ...... 45
11.0 Access and Parking Requirements ...... 46 11.1 Access ...... 46 11.1.1 Construction Phase ...... 46 11.1.2 Operational Phase ...... 46 11.2 Parking ...... 46 11.2.1 Construction Phase ...... 46 11.2.2 Operational Phase ...... 46
12.0 Major Environmental Impacts and Mitigation Measures ...... 47
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Table of Figures
Figure 1: Entrance to Gozitano Complex, Triq L-Imġarr (taken on 21st March, 2018) ...... 4
Figure 2: Gozo Cottage within the Gozitano Complex ...... 4
Figure 3: Current basement layout of Gozo Cottage ...... 5
Figure 4: Current ground floor layout of Gozo Cottage ...... 6
Figure 5: Current first floor layout of Gozo Cottage ...... 7
Figure 6: Current roof layout of Gozo Cottage ...... 8
Figure 7: A section of the roof that is considered to be dangerous ...... 9
Figure 8: Policy map for Xewkija, with a focused insert of the area around the scheme (Source: GCLP) ...... 11
Figure 9: Map showing the location of Xewkija in Gozo (Source: Google Earth, 2017) ...... 13
Figure 10: Map showing the proposed site in Xewkija (Source: Google Earth, 2017) ...... 13
Figure 11: Site map for the proposed development ...... 14
Figure 12: Site plan showing the proposed development area within the Gozitano Complex 15
Figure 13: Site plan of proposed elevation B for the development ...... 20
Figure 14: Site plan of proposed section AA ...... 21
Figure 15: Site plan of proposed section BB...... 22
Figure 16: Site plan of proposed section CC ...... 23
Figure 17: Site plan of the proposed basement ...... 24
Figure 18: Site plan of the proposed ground floor ...... 25
Figure 19: Site plan of the proposed first floor ...... 26
Figure 20: Site plan of the proposed roof plan ...... 27
Figure 21: Land use map within a 100m buffer zone ...... 30
Figure 22: Shops within the Gozitano Complex with a car parking area in front (taken 21st March, 2018) ...... 31
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Figure 23: Building at the side of the proposed development site ...... 31
Figure 24: Construction site on the eastern edge of the Gozitano Complex (taken on 21st March, 2018) ...... 32
Figure 25: Enemalta substation, Triq Il-Madonna tar-Rummiena (taken on 21st March, 2018) 32
Figure 26: Water utility building, Triq L-Imġarr (taken on 21st March, 2018) ...... 33
Figure 27: Planted area facing the Gozitano complex, Triq L-Imġarr (taken on 21st March, 2018) 33
Figure 28: Open field, Triq Il-Madonna tar-Rummiena c/w Triq L-Imġarr (taken on 21st March, 2018) ...... 34
Figure 29: Ċimiterju San Ġwann Battista Xewkija, Triq Il-Madonna tar-Rummiena (taken on 21st March, 2018) ...... 34
Figure 30: Community centre, Triq Il-Madonna tar-Rummiena (taken on 21st March, 2018) 35
Figure 31: Construction site located to the north east of the Gozitano Complex, Triq Il- Madonna tar-Rummiena (taken on 21st march, 2018)...... 35
Figure 32: Abandoned building and land, Triq L-Imġarr (taken on 21st March, 2018) ...... 36
Figure 33: Il-Mitħna ta’ Tmien Kantunieri, Triq Il-Mitħna (taken on 21st March, 2018) ..... 36
Figure 34: Residential property, Triq Il-Mitħna (taken on 21st March, 2018) ...... 37
Figure 35: Preliminary identification of bodies of groundwater within the Maltese Water Catchment District (Source: Malta Resources Authority) ...... 38
Figure 36: Geology map for the area surrounding the proposed development ...... 39
Figure 37: Map for the soil types of the area surrounding the proposed development ..... 40
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Table of Tables
Table 1: Recent PA permits within the Gozitano Complex ...... 10
Table 2: Sections of the basement and their corresponding areas (m2) ...... 17
Table 3: Sections of the ground floor and their corresponding areas (m2) ...... 18
Table 4: Sections of the first floor and their corresponding areas (m2) ...... 19
Table 5: Sections of the roof and their corresponding areas (m2) ...... 19
Table 6: Quantities of raw materials required for the construction phase of the proposed development ...... 43
Table 7: Quantities of machinery required for the construction phase of the proposed development ...... 44
Table 8: Machinery to be used in the proposed scheme ...... 44
Table 9: Quantities of waste expected to be generated during the construction phase of the proposed development ...... 45
Table 10: Activities to occur at the proposed site and how the waste generated will be re- utilised ...... 45
Table 11: Potential impacts and their mitigation measures ...... 47
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1.0 Introduction
AIS Environment Ltd (AIS) has been commissioned by Dr Joseph Graph (henceforth referred to as the ‘Applicant’) to prepare a Project Description Statement (PDS) to pre- validate the impacts expected from this proposed development (henceforth referred to as the ‘scheme’). On behalf of Gozitano Agri Coop, the applicant filed an outline development permission (PA/09415/17) ‘to sanction internal alterations; proposed demolition and replacement of dangerous roof; proposed basement level and internal partitions to include light industry uses at an existing Class 5A (light industry) establishment, the Gozitano Complex’.
The PDS is a detailed report requested by ERA to provide the necessary information for screening in the Environmental Impact Assessment (EIA) process and is aimed to describe the scheme, the site of the development and its surroundings, and planned activities during the construction and operational phases of the development with an indication of the main environmental impacts expected.
Through the PDS, ERA will be able to establish whether the planning application requires an EIA or not. Should an EIA be required, the PDS will also enable ERA to determine whether an Environmental Impact Statement (EIS) or an Environmental Planning Statement (EPS) is needed.
This PDS has been prepared and structured in accordance with S.L. 549.46 (Environmental Impact Assessment Regulations, 2017).
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2.0 Details of Person/s Wishing to Carry out Development
The scheme has been submitted by Dr Joseph Grech on behalf of Gozitano Agri Coop.
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3.0 Description of the Project and its General Objectives
3.1 Xewkija Xewkija is Gozo’s oldest village located in the South of Gozo between Victoria (approximately 2km away) and Għajnsielem (approximately 2km away), with an area of 4km².1 It has a relatively large population of 3,300 as of March 2014, making it the fourth largest village in Gozo.2
Xewkija is home to the largest church in Gozo, Rotunda of Xewkija, which dates back to the Knights of the Order of St John.3 The Knights of St John also built a windmill in Xewkija, the remains of which can still be seen when entering the village.3 This windmill is unique as it has eight points to represent the eight compass points and dominant local wind directions.
In recent times the growing population of the village has led to the development of new residential areas: Tal-Bamil, Ta’Gokk and Tal-Ħamrija.1 The University of Malta Gozo Campus, the Gozo Stadium, the ETC office and an industrial estate are located on the outskirts of the Xewkija. The industrial estate is the industrial hub of Gozo, covering an area of 172,000m².4 It provides a base for a number of activities including IT services, furniture production and food/drink manufacturing.4 The industrial park is due to undergo an expansion and regeneration project.4
3.2 Scheme Site and Immediate Surroundings The existing site for the proposed project, Gozo Cottage, is located within the Gozitano Complex (Figure 1). The complex contains a number of small enterprises specialising in local produce.
Gozo Cottage is comprised of three levels and currently houses a small factory outlet (Figure 1). The basement level comprises only of a water reservoir (Figure 3). Approximately half of the ground floor is taken up by a double height store, the rest of the floor has a number of small production rooms and a Class 4B shop (Figure 4). The first floor is mainly taken up by the double height store; it also has a production area and an office (Figure 5). The majority of the roof level is currently considered to be dangerous (Figure 6).
Opposite the Gozitano Complex, across Triq Il-Madonna tar-Rummiena, there is a cemetery, whilst a residential area is located on the other side, across Triq L-Imġarr. Il-Mitħna ta’ Tmien Kantunieri windmill, is located approximately 75 m away from the scheme site, this windmill is scheduled and has a Grade 1 level of protection. The scheme site is located outside of the designated proposed development areas defined in the Gozo Comino Local Plan (GCLP); however it is in an area defined as a “Micro Enterprises Zone”.
1 Xewkija Local Council (2013). https://goo.gl/77D3mm 2 Government of Malta (2014). Estimated Population by Locality 31st March, 2014. https://goo.gl/BHPFGL. 3 www.visitgozo.com (2018). Xewkija. https://goo.gl/npF8hP 4 Malta Industrial Parks Ltd. (2013-2014) https://goo.gl/aLqWkb
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A more detailed description of the current land use with a 100m boundary of the proposed site is provided in Section 8.1.
Figure 1: Entrance to Gozitano Complex, Triq L-Imġarr (taken on 21st March, 2018)
Figure 2: Gozo Cottage within the Gozitano Complex
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Figure 3: Current basement layout of Gozo Cottage
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Figure 4: Current ground floor layout of Gozo Cottage
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Figure 5: Current first floor layout of Gozo Cottage
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Figure 6: Current roof layout of Gozo Cottage
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3.2.1 Proposed Development The proposed development will involve alterations to the existing building, with plans to excavate a larger basement level and demolition and replacement of the existing roof, which is currently in a very poor state of repair (as shown in Figure 7). The building is already classified as a Class 5 A (light industry building), and the applicant does not intend to change this.
The building will include a number of separate areas to allow the following industrial practices to operate out of the same building:
» Winery » Olive processing » Salami production » Dairy » Brewery » Distillation » Jam production » Vinegar production
The basement will house the water reservoir and wine cellars. A class 4B shop and number of separate areas for the production of the various products will be found on the ground floor. The first floor will be predominantly used for storage with ancillary rooms for tasting sessions, packaging, dairy and chocolate production area and an office. For further detail of the proposed project, refer to Section 7.0.
Figure 7: A section of the roof that is considered to be dangerous
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3.3 Project Justification The project aims to develop an eco-friendly facility with a zero carbon footprint, setting an example to other industries around the island. This will be possible because a number of local farmers and small artisan food production companies will be working together within a single building. This approach permits efficient processing and reuse of raw materials, minimises waste quantities, improves the quality of the products, generates marketable and profitable goods and streamlines the revenues being generated. It will also enable new products to be introduced to the local market, for example the production of proper fresh ricotta.
Furthermore, it is important to note that the Gozitano Complex is located within Xewkija’s Micro Enterprises Zone, as defined in SECTION GZ-CMRC-6 of the GCLP (refer to Figure 8). This designation states that the complex is permitted to cater for Class 11 (business and light industry) and Class 12 (general industrial) microenterprises. The proposed development fits this specific policy criterion.
Another justification is that the Gozitano Complex is already undergoing a series of projects which seek to redevelop and repair the existing buildings within the complex. The latest and most important approved PA permits awarded within the complex are listed in Table 1. The proposed project pursues this trend and introduces a relatively innovative concept of sustainable agri-business on the island of Gozo.
Table 1: Recent PA permits within the Gozitano Complex
Permit Number Description PA/02520/18 To carry out internal and external alterations to existing commercial premises approved in PA 1854/17. Changes consist in dividing the existing store into two floors; demolition and reconstruction of front and back elevations. PA/01854/17 Proposed ancillary sales area to existing Class 6A fruit, vegetables and local products store. PA/08959/17 To amend use of part of stores (class 6A) approved in PA 4519/15 into ancillary offices and facilities (class 4a), to be annexed to existing retail outlet (vini e capricci) approved in PA/7044/16. PA/06875/16 To demolish garage, remove container and relocate substation and ramp to fields and construct block consisting of a workshop (Class 5B) and display area at ground floor, display area at first floor and ancillary offices at second floor. The proposal also includes to create a service road. PA/06613/16 To sanction variations from PA/0226/04 and proposed additions and alterations to existing class 6a building (storage, packing and distribution of meat products). PA/04519/15 Proposed stores class 6a (storage and distribution)
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Figure 8: Policy map for Xewkija, with a focused insert of the area around the scheme (Source: GCLP)
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4.0 Indication of the Proposed Timing of the Project and Why its Timing is Preferred
As the duration of the permitting process is unknown, it is not possible to estimate the timing of the works.
Should the planning permit be approved, it is expected that the excavation and construction phases will take 6 months to complete, whilst the finishing works will require a further 2 months. It is envisioned that the premises will be fully operational 12 months from the completion of all works.
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5.0 The Location of the Scheme with Site Boundaries Shown
The geographical location of the scheme is in the South of Gozo, as shown in Figure 9, Figure 10 and in greater detail in Figure 11 and . The GPS coordinates for the proposed development are 36°2’10”N and 14°15’14”E.
Figure 9: Map showing the location of Xewkija in Gozo (Source: Google Earth, 2017)
Figure 10: Map showing the proposed site in Xewkija (Source: Google Earth, 2017)
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Figure 11: Site map for the proposed development
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Figure 12: Site plan showing the proposed development area within the Gozitano Complex
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6.0 Alternative Uses, Technologies and Locations for the Scheme
6.1 Location The proposed development is to occur within the existing Gozitano Complex, which is already being used for a similar use. The complex is the only area on Gozo that houses micro-industries and has been designated to be used for food related industries. As previously mentioned, the complex falls into the Micro Enterprises Zone as defined in the GCLP. In light of these factors, the existing location was deemed to be suitable and no alterative locations were considered in the finalisation of project proposal.
6.2 Building Layout and Design In the design process for the layout of the proposed development the architects took into account the different activities that would be occurring and how they would be linked together. With the exception of the dairy and chocolate production room, all the production areas are located on the same floor. This enables the waste material from one process, which will be used as a raw material for another, to be easily transported between the different production areas. The positioning of the wine cellars in the basement level, away from the processing and production areas on the other floors, will help keep the wine at a relatively cool and stable temperature.
6.3 Alternative Technology A permit (DN/01956/15) has already been issued by the PA for the installation of a 350KW PV solar farm on the roofs of the buildings within the Gozitano Complex.
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7.0 Physical Characteristics
7.1 Size, Scale and Design The design of the proposed development and details of the size and scale are described in the following sections.
SECTION GZ-CMRC-6 of the GCLP outlines a number of guidelines that must be adhered to when designing developments within the Gozitano Complex:
“a) the buildings shall have a maximum height of not more than 10 m above the finished surrounding surfaces;
b) at least 30% of the site shall be left as open space to accommodate vehicular circulation and landscaping;
c) preferably at least 25% of the built-up area should be allocated for warehousing;
d) services should be directed through underground conduits; and
e) a perimeter of at least 3 m. shall be left around the site for soft landscaping. Trees employed in this stretch shall have a mature height of 3 m. or more and shall conform to the approved Guidance on Planting. This requirement may be partially waived on sites which are already committed by development.”
These guidelines were considered in the design process of the proposed project. The plans of the development from a cross-sectional perspective are presented in Figure 13 to Figure 16.
7.1.1 Basement The basement is divided into two main sections: a 2.8m deep water reservoir and two wine cellars. A circular stair case will connect the basement to the ground floor and two lifts will connect it to the other floors, one of which will be large enough to accommodate a wheel chair. The shaft will be located adjacent to the lifts.
Table 2 below provides the sizes of each section at the basement level. The site plan for this floor can be seen in Figure 17.
Table 2: Sections of the basement and their corresponding areas (m2)
Section Floor Area (m2) Water reservoir 100.86 Wine cellar (total: 2) 165.75 Lifts (total: 2) 9.02 Shaft 2.64
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7.1.2 Ground Floor The majority of food manufacturing and processing will occur on the facility’s ground floor. This storey will encompass designated rooms for each production process as well as a plant room, staff room, two lifts connecting to the other floors (one of which will be wheel chair compatible), two stair cases (one connecting down to the basement, and the other up to the first floor), two shafts, two toilets (both with disabled access), 2 shafts and a Class 4B shop.
Table 3 lists the different areas found on the ground floor and their sizes. The site plans for this floor are shown in Figure 18.
Table 3: Sections of the ground floor and their corresponding areas (m2)
Section Floor Area (m2) Pasteurising tunnel 41.22 Raw milk reception 9.31 Fresh meat chiller 9.90 Deboning 11.54 Jam filler and jam capper 23.25 Salami production 21.46 Olive press 41.22 Winery 118.61 Distillation 23.66 Bottling and labelling 81.58 Brewing 51.48 Vinegar production 16.30 Vinegar aging 9.56 Preparation room 16.11 Class 4B shop 22.88 Plant room 4.42 Staff room 4.33 Magazzino 9.40 Stagionatura 4.10 Asciugatura 4.10 Toilet (total: 2) 12.19 Lift (total: 2) 9.02
7.1.3 First Floor The first floor will be mainly used as a storage area. There will also be an area for dairy and chocolate production, a tasting room, a packaging room, an office, two lifts connecting to the other floors (one with wheel chair access), a stair case connecting down to the ground floor, two shafts and two toilets (one which is appropriate for persons with disabilities). A section of this floor will not be changed.
The sizes of the rooms located on the first floor are shown in Table 4. The site plans for this floor are shown in Figure 19.
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Table 4: Sections of the first floor and their corresponding areas (m2)
Section Floor Area (m2) Dairy and chocolate production 80.92 Tasting room 40.64 Packing room 34.60 Storage space 281.53 Office 34.28 Toilet (total: 2) 8.85 Lift (total: 2) 9.02
7.1.4 Roof Most of the existing roof will be demolished and rebuilt as it is currently unstable and dangerous. Similarly, to the first floor, part of the roof will be left untouched. The finished roof area will not be accessible.
The area of the proposed roof and the extent which is considered to be currently dangerous is show in Table 5. The site plan is shown in Figure 20.
Table 5: Sections of the roof and their corresponding areas (m2)
Section Floor Area (m2) Outdoor roof area 90.76 Outdoor roof area (currently 583.72 dangerous)
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Figure 13: Site plan of proposed elevation B for the development
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Figure 14: Site plan of proposed section AA
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Figure 15: Site plan of proposed section BB
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Figure 16: Site plan of proposed section CC
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Figure 17: Site plan of the proposed basement
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Figure 18: Site plan of the proposed ground floor
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Figure 19: Site plan of the proposed first floor
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Figure 20: Site plan of the proposed roof plan
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7.2 Phasing The project will include the excavation of the basement, the construction of a two storey building to the right of Gozo Cottage and internal alterations to the existing building. The proposed timing of the project is as follows:
» Demolition works: 4 weeks » Construction and civil works: 16 weeks » Mechanical & Electrical installations: 16 weeks (this will overlap with the construction work) » Finishing work: 8 weeks
7.2.1 Number of Employees The approximate number of personnel to be employed during the distinct phases is as follows:
» Construction phase: 8 workers per day » Operational phase: 6 persons
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8.0 Land Uses & Environmental Characteristics
8.1 Land Uses Land uses within a 100m buffer zone surrounding the site of the proposed development have been mapped in Figure 21.
Within the Gozitano Complex directly opposite the proposed development site and to the north west there are a number of commercial outlets selling a range of locally made goods, with a car parking area located in front (Figure 22). As discussed in Section 3.3, several development permits have been issued within the area confined by the Gozitano Complex. During the site visit on 21st March 2018, construction sites were observed in the immediate vicinity of the site. One was located along the north eastern edge of the scheme site and the other in the east of the complex (Figure 24). An Enemalta substation and the Farmer’s Centre Borehole, which is housed in a small building and operated by WSC, were noted to be to the north and south east of the scheme site respectively (Figure 25 and Figure 26).
Relatively large planted areas surround the complex on the western and southern sides, (Figure 27). These soft landscaped areas are planted with a variety of ornamental trees and shrubs and delineated by a series of rubble walls. The areas located on the southern side are defined as “green areas” in SECTION GZ-RECR-4 of the GCLP (Figure 8). Planted areas are also found in the roundabout, in strips in the road and on the pavement edges on the southern side of the roundabout junction on Triq L-Mgarr.
There are a number of open fields within the AoI of the proposed development. They are located on the south eastern side of the complex, opposite the complex and to the western side on the corner between Triq L-Imġarr and Triq Il-Madonna tar-Rummiena. The latter fields are reserved for the expansion of the San Ġwann Battista Xewkija cemetery in SECTION GZ-SOCF-4 of the GCLP (refer to Figure 28 for a photo of the field and Figure 8 for the Xewkija policy area map). The open fields found opposite the main entrance of the Complex are actually in a “residential area” according to the GCLP SECTION GZ-HOUS-1 (Figure 8).
The cemetery (Figure 29) and a community centre for non-governmental groups (Figure 30) lie across the Complex on Triq Il-Madonna tar Rummiena. On the east side of the same road, one can observe a small patch of land that is currently being used for private agricultural purposes and a large construction site, which will house a Small Medium Enterprise Industrial Park (DN/01182/17) (refer to Figure 31).
Opposite the main entrance to the complex, lies an abandoned building and land (Figure 32). The historic windmill, Il-Mitħna ta’ Tmien Kantunieri, is situated on the corner of Triq L- Imġarr and Il-Mitħna (Figure 33). Several residential properties facing the windmill on Triq Il- Mitħna (Figure 34) were also encountered in the AoI.
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Figure 21: Land use map within a 100m buffer zone
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Figure 22: Shops within the Gozitano Complex with a car parking area in front (taken 21st March, 2018)
Figure 23: Building at the side of the proposed development site
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Figure 24: Construction site on the eastern edge of the Gozitano Complex (taken on 21st March, 2018)
Figure 25: Enemalta substation, Triq Il-Madonna tar-Rummiena (taken on 21st March, 2018)
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Figure 26: Water utility building, Triq L-Imġarr (taken on 21st March, 2018)
Figure 27: Planted area facing the Gozitano complex, Triq L-Imġarr (taken on 21st March, 2018)
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Figure 28: Open field, Triq Il-Madonna tar-Rummiena c/w Triq L-Imġarr (taken on 21st March, 2018)
Figure 29: Ċimiterju San Ġwann Battista Xewkija, Triq Il-Madonna tar-Rummiena (taken on 21st March, 2018)
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Figure 30: Community centre, Triq Il-Madonna tar-Rummiena (taken on 21st March, 2018)
Figure 31: Construction site located to the north east of the Gozitano Complex, Triq Il-Madonna tar-Rummiena (taken on 21st march, 2018)
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Figure 32: Abandoned building and land, Triq L-Imġarr (taken on 21st March, 2018)
Figure 33: Il-Mitħna ta’ Tmien Kantunieri, Triq Il-Mitħna (taken on 21st March, 2018)
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Figure 34: Residential property, Triq Il-Mitħna (taken on 21st March, 2018)
8.2 Geology, Geomorphology and Hydrology
8.2.1 Geology and Geomorphology The proposed scheme and AoI are located on Globigerina Limestone. Globigierina Limestone is divided into 3 members: Upper, Middle and Lower, which are further categorised by the composition of phosophoritic conglomerate beds. This sedimentary layer was formed in a deep sea environment, with shallow interruptions which resulted in the formation of the conglomerate beds. The AoI overlies both Upper and Middle Globigerina, as shown in Figure 36.
» Upper Globigerina was formed during the Langhian stage within the Miocene epoch. It is pale yellow in colour and contains globigerinid biomicrites. » Middle Globigerina was formed earlier during the Burdigalian stage of the Miocene epoch and is typically pale grey with a pale-yellow basal division.
8.2.2 Soils The AoI for the scheme site contains three types of soils as shown in Figure 37. San Biagio series is located in the northern area of the site, the Tas-Siġra Series in the south and south east area and the tal-Barriani series extends over the rest of the AoI. The San Biagio and Tal- Barrani Series are types of xerorendzina soil. These contrast to the Tas-Siġra Series which is classed as a Terra soil.
8.2.3 Hydrology The Xewkija area is located above the Gozo mean sea level aquifer (MSLA), as shown in Figure 35. The aquifer is found within the Lower Coralline Limestone Formation, and is
Page | 37 PDS FOR A PROPOSED ARTISAN FOOD FACTORY IN XEWKIJA bounded by the Għajnsielem-Qala fault to the south and the Għajnsielem syncline to the north.5 The MSLA is the main source of fresh water for the island of Gozo.5
Figure 35: Preliminary identification of bodies of groundwater within the Maltese Water Catchment District (Source: Malta Resources Authority)
5 ERA. (2015). The 2nd Water Catchment Management Plan for the Malta Water Catchment District 2015 - 2021. Valletta, Malta.
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Figure 36: Geology map for the area surrounding the proposed development
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Figure 37: Map for the soil types of the area surrounding the proposed development
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8.3 Cultural Heritage The status of the cultural heritage of the buildings within the 100m buffer zone and the Xewkija area were researched on the PA geoportal website. The 100m AoI around the proposed site for the development contains two scheduled items:
» Il-Mitħna ta’Tmien Kantunieri located on the corner between Il-Mitħna and Triq I- Imġarr. It has a Grade 1 level of protection.
» Letter Box located on Il-Mitħna. It has a Grade 2 level of protection.
Other scheduled buildings found within Xewkija, but outside of the AoI, include two dwellings; one of which is located on Triq San Ġwann Battista and the other on Triq San Ġwann. The former has a Grade 1 level of protection whilst the latter has a Grade 2 level of protection.
8.4 Ecology The site for the proposed development is already developed; therefore, there are no ecological features within the site boundary itself. Several planted areas containing a large range of tree species are located within a 100m buffer zone from the scheme site. The trees located on the boundary of the Gozitano Complex, and hence either adjacent or in very close proximity to the development may be affected by the ongoing construction works. One of the most common trees found within the AoI is the Cuppressus sempervirens (Italian Cyprus tree). This tree species is not listed in LN 200 of 2011 so is therefore, not protected.
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9.0 Services Available on Site
9.1 Energy and Water All utilities relating to energy and water are readily available on site. The construction of a new substation to cope with the projected increase in the demand for energy at the complex has already been approved in a separate planning application.
9.2 Sewage Gozitano Complex is already connected to the public sewer; no modifications will be required as a result of the development.
9.3 Surface Water Run-Off and Storm Water Drainage Rain water from the roof will be collected in a 100m2 underground reservoir located at the basement of the building. This water will be treated against microbes by using a UV filter and subsequently used in the manufacturing and production processes occurring at the facility.
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10.0 Nature and Quantities of Raw Material, Energy, Waste and Machinery Used
10.1 Raw Materials
10.1.1 Construction Phase The raw materials required for the construction phase are listed in Table 6.
Table 6: Quantities of raw materials required for the construction phase of the proposed development
Raw material Quantity Concrete 216 m3 Tiles 1,000 m2 Aggregate 110 m3 Mesh reinforcement 1,500 m2 Reinforcement (bars) 3,500 m2
The materials required for the construction phase will be temporarily stored within the Gozitano Complex until they are used.
10.1.2 Operational Phase The majority of the raw materials required onsite for the production of the various products will be sourced from within the development itself, refer to Section 10.4.2 for further details.
10.2 Energy
10.2.1 Construction Phase During the construction phase, the electrical power needed will be sourced from diesel- powered generators and machinery. The quantity of energy needed during the construction phase is currently unknown.
10.2.2 Operational Phase The building aims to be carbon neutral. In order to do this it is proposed that the building will have solar panels installed onto the roof.
10.3 Machinery
10.3.1 Construction Phase The machinery to be used during the construction phase of the proposed development is listed in Table 7 below.
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Table 7: Quantities of machinery required for the construction phase of the proposed development
Machinery Quantity Crane 1 Fork Lift 1 Excavator 1 Hydraulic Hammer 2 Trencher 2 Dump Truck 4 Concrete Mixer 2 Water Bowser 1 Wheel Loader 1 Mechanical Saw 1 Scarifier 1 Pneumatic Hammer 1
10.3.2 Operational Phase Machinery to be used during the production processes of the food/beverages are shown in Table 8.
Table 8: Machinery to be used in the proposed scheme
Activity Machinery Winery Crushing and destemming machine Olive pressing Alfa Laval Cold Press Dairy Cold rooms Salami production Meat mincer and filler Cold rooms Brewery Fermentation tanks Distillation Alcohol distillation unit Jam production Fruit crashers Vinegar production Acetators Plate-and-frame filtering machine Dilution tank
The cold rooms, meat mincer and filler need to be specially designed due to the small scale of production and the limited space available in the building. A number of extractor fans and filters will be installed throughout the building which will minimise any odours that may be released into the surrounding environment.
All the processing activities in the dairy and the majority in the jam making process will be carried out by hand. The filling and sealing of wine bottles will also be carried out manually.
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10.4 Waste
10.4.1 Construction Phase The waste types and quantities expected to be generated during the construction phase are listed in Table 9.
Table 9: Quantities of waste expected to be generated during the construction phase of the proposed development
Waste Quantity Concrete 200 m3 Torba 100 m3 Reinforcement 950 m2 Masonry stone 700 m2
Waste material will be separated and stored within the site until they are transported offsite.
10.4.2 Operational Phase The development seeks to reduce waste by re-using waste from one processing operation as a raw material for another process. Table 10 lists the activities that will be occurring within the building, the types of waste that are expected and how this material will be re-used on site.
Table 10: Activities to occur at the proposed site and how the waste generated will be re-utilised
Activity Waste How the Waste will be Used Winery Grape pomace It will be used in the brewery to make grappa. The winery will also produce a low quality wine which will be used to produce vinegar. Olive processing Olive pomace It will be made into logs that can be used as fire wood. Dairy Whey It will be reused to produce proper ricotta Salami production Bones Bones cannot be reused but will be taken to the local abattoir for correct disposal. Brewery Grape pomace This waste will be used as a fertiliser in the olive groves located at the Gozitano complex. Distillation Liquid waste Liquid waste from distillation cannot be reused but will be of limited quantity, approximately a few litres per year. Jam production No waste generated N/A Vinegar production No waste generated N/A
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11.0 Access and Parking Requirements
11.1 Access
11.1.1 Construction Phase There is no need for special arrangements to be made during the construction of the proposed development; the main access will be via Triq Il-Madonna tar-Rummiena and Triq L-Imġarr.
11.1.2 Operational Phase During the operational phase, the access to the development by car will be the same as during the construction phase. Therefore, it will be via Triq Il-Madonna tar-Rummiena and Triq L-Imġarr.
Several bus stops are located in close proximity to the Gozitano Complex, making the proposed developed very easy to access via public transport. A pedestrian crossing across Triq L-Imġarr is located opposite the main entrance to the complex, allowing pedestrians to access the site safely.
11.2 Parking
11.2.1 Construction Phase During the construction phase, the vehicles will park within the Gozitano Complex in the existing car parking areas. Although a number of the spaces will be taken up by raw and waste materials it is not envisaged that there will be a shortage therefore, no new temporary parking provisions will be provided.
11.2.2 Operational Phase The existing parking facilities located within the Gozitano Complex will be adequate to cope during the operational phase of the project.
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12.0 Major Environmental Impacts and Mitigation Measures
A preliminary indication of the environmental impacts that are likely to be associated with the scheme are described in this section and may serve as an initial scoping assessment in the context of Article 6(2) of LN 114 of 2007: Environmental Impact Assessment Regulations.
The proposed development will involve the excavation of a larger basement level, a number of internal alterations as well as the replacement of the existing roof of the building. An extension to the building will also be constructed.
The potential impacts are expected to relate to the construction phase of the project and the effects of the production processes that will be housed within the development. However, measures are to be taken to eliminate or reduce the residual impact. The potential impacts and their respective mitigation measures are listed in Table 11.
Table 11: Potential impacts and their mitigation measures
Features Potentially Description of Potential Impact Mitigation Measures Impacted Moderate Beneficial N/A
The Gozitano Complex is already
used for food production purposes;
therefore the land use designation of
the site will not change. The Land Use development of this facility will
provide a location for small
businesses and industries to work in
unison with each other in an
environmentally friendly manner.
Minor Adverse Good environmental construction practices Il-Mitħna ta’Tmien Kantunieri outlined in L.N. 295 of 2007 windmill and a scheduled post box (ENVIRONMENT MANAGEMENT are located within the 100m AoI of CONSTRUCTION SITE the development site and therefore, REGULATION, 2007) will be Cultural Heritage may be subject to dust deposition adhered to throughout the and accidental mechanical damage constructional phase. These during the proposed demolition and include dust reduction construction works. measures such as covering all stock piles with plastic sheets. Geology, Minor Adverse Geomorphology, The excavation work required to N/A Palaenthology, build the basement will result in the Hydrology,
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Hydrogeology loss of rock strata. There are not expected to be any significant changes related to geomorphology, palaenthology or hydrology of the area. Minor Beneficial The proposed development is currently a dilapidated building which is in need to repair. The restoration of the building and the construction of the complementary Landscape and extension will improve the visual Visual Impact appeal of the site whilst retaining the existing building height. The building has been designed in accordance with the parameters in SECTION GZ- CMRC-6 of the GCLP to ensure it complements the other buildings within the Gozitano Complex. Moderate Adverse Good environmental construction practices During the construction phases there outlined in L.N. 295 of 2007 will be increased levels of dust (ENVIRONMENT MANAGEMENT generation in the area due to CONSTRUCTION SITE demolition, excavation and REGULATION, 2007) will be construction activities. The dust that adhered to throughout the will be generated will temporarily constructional phase to reduce the air quality of the area. minimise dispersal of fine material into the surrounding environment, for example erecting barriers Air Quality around any intensive dust generating activities and installing dust supressors. Minor Adverse An extraction system is to be installed within the building The production of various natural to extract air, filter it and products will release unpleasant then release it 3m above the odours. highest roof within a 25m buffer zone. This will eliminate unpleasant smells from the vicinity of the development. Moderate Adverse Good environmental construction practices During the excavation, demolition outlined in L.N. 295 of 2007 and construction activities, increase (ENVIRONMENT MANAGEMENT Noise noise levels are expected. Such an CONSTRUCTION SITE impact may disturb the local REGULATION, 2007) will be residents and businesses within the adhered to throughout the area. constructional phase to keep Page | 48 PDS FOR A PROPOSED ARTISAN FOOD FACTORY IN XEWKIJA
the disturbance of noise related activities to a minimum. Such measures include the restriction of construction works to daylight hours, turning off machinery when not in use and making use of well serviced machinery and vehicles. Minor Adverse All noise generating equipment will be installed During the operational phase the use on rubber mounts to of production equipment and minimize the sound related vehicles arriving at the area may to vibrations. contribute to a slight temporary
increase in the noise levels at the The building will also be complex during operational hours. fitted with double glazing to keep the amount of sound emitted from the building as low as possible. Moderate Adverse The demolition of the roof, excavation work and construction of the building will result in the A Waste Management Plan generation of inert construction will be designed for the waste which will need to be disposed construction phase of the of in a registered landfill. project. This will state how and where the waste will be During construction, the storage of stored on site and where it waste material on site and its will be transported to be transport to and from the site may disposed of correctly. Waste Management be a nuisance to the other businesses in the Gozitano complex and the local residents. Minor Adverse The 3 Rs (Reduce, Reuse and Recycle) will apply to all It is not expected that the recyclable material. development will produce large Unrecyclable waste will be quantities of waste during operation disposed of accordingly in because in the majority of cases the authorised landfills or waste waste from one process will be the disposal facilities. raw material of another. Minor Adverse Good environmental construction practices During the construction phase of the outlined in L.N. 295 of 2007 project the usual disturbances (ENVIRONMENT MANAGEMENT associated with construction sites CONSTRUCTION SITE Social Impacts will be a nuisance to local residents REGULATION, 2007) will be and businesses. Such inconveniences adhered to throughout the include the generation of noise, dust constructional phase to and road congestion due to the minimise the disturbance to movement of large vehicles. local businesses and Page | 49 PDS FOR A PROPOSED ARTISAN FOOD FACTORY IN XEWKIJA
residents. The applicant should also regularly consult the owners of the other businesses within the complex, the local council and residents to identify and rectify any causes of concern. Moderate Beneficial The improvement of the overall appearance of the site and the provision of a shop selling fresh, locally produced goods will be beneficial to the people in the neighbouring localities. The ability for N/A the local businesses to work together in a sustainable manner will encourage positive growth and development of the companies, which will in turn have a domino effect on other businesses on the island.
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