Outline Development Application Project Description Statement
Manoel Island Masterplan
MIM-AR-000-RT-05-0001.03
October 2017
DESIGN | ENGINEER | MANAGE Index 1.1 Developer Details ...... 5 1.2 General Description of Approved Outline Development Permit ...... 5 1.3 Goals and Aspirations ...... 7 1.4 Development Objectives ...... 8 1.4.1 Restoration of heritage assets ...... 9 1.4.2 Sustainability Strategy ...... 9 1.4.3 Public Accessibility ...... 9 1.4.4 Gżira FC Pitch and Ancillary facilities ...... 9 1.4.5 Boċċi Club ...... 10 1.4.6 Connectivity to the main land ...... 10 1.4.7 Marina and related facilities ...... 10 1.4.8 Manoel Island Residences ...... 10 1.4.9 Hospitality Offering ...... 11 1.4.10 Dredging Works ...... 11 1.4.11 Reclamation Works ...... 11 1.4.12 Schedule of Accommodation ...... 12 1.5 Relation to previous ODP and justification for changes ...... 14 1.5.1 Better Integration of the Heritage Assets ...... 14 1.5.2 Improvements to the Public Realm ...... 14 1.5.3 Improvements to the Entrance of the Island ...... 15 1.5.4 Improvements to the Marina, Waterfront and Breakwater ...... 16 1.5.5 Land Use and Massing ...... 17 2 Site characteristics ...... 18 2.1 Current Site Context ...... 18 2.2 Alternative Locations ...... 20 2.3 Present Land Use and Environmental Characteristics of the Site ...... 20 2.4 Heritage Assets on Site ...... 21 2.5 Previous & On-Going Planning Applications ...... 22 3 Description of the Project ...... 25 3.1 Design Development ...... 25 3.2 Masterplan Proposal ...... 28 3.3 Land Use ...... 29
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 1 3.4 Massing/Building heights ...... 31 3.5 Area Schedule ...... 36 3.6 Architectural Character ...... 37 3.7 Project Characteristics ...... 38 3.7.1 The Gateway ...... 38 3.7.2 I’Isolotto Square ...... 39 3.7.3 Manoel Square ...... 39 3.7.4 The Streets ...... 40 3.7.5 Residences...... 40 3.7.6 The Promenade ...... 40 3.7.7 The Marina ...... 41 3.7.8 The Bovile and the Cattle Shed ...... 42 3.7.9 Admiralty Square ...... 43 3.7.10 Glacis Park ...... 43 3.7.11 The Sports & Leisure Area...... 44 3.7.12 The North Shore ...... 44 3.7.13 The Hospitality Offering ...... 45 3.7.14 The Heritage Assets ...... 45 3.7.14.1 The 17th and 18th century structures of the Lazzaretto and Fort Manoel ...... 45 3.7.14.2 The Cattle Shed ...... 46 3.7.14.3 The Customs House ...... 46 3.7.14.4 The Admiralty Canteen ...... 46 3.7.14.5 Boat Builder’s Workshop ...... 46 3.7.14.6 St George’s Chapel ...... 46 3.7.14.7 Other Heritage Fabric ...... 47 3.7.15 Site coverage ...... 47 3.8 Sustainability Measures ...... 48 3.8.1 Environmental design responses ...... 49 3.9 Cultural Offerings ...... 49 3.10 Access arrangement, traffic management and parking strategy ...... 50 3.10.1 Parking Strategy ...... 52 3.10.2 Access around the site ...... 55 3.10.3 Traffic management and pedestrian movement strategy ...... 55
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 2 3.10.4 Green Mobility Agenda’ ...... 56 3.10.5 Traffic Impacts ...... 56 3.11 Utility Services ...... 57 3.11.1 Water Supply ...... 57 3.11.2 Firefighting services ...... 59 3.11.3 Rainwater Drainage ...... 60 3.11.4 Sewage ...... 61 3.11.5 Electrical Supply ...... 62 3.11.6 Telecommunications ...... 64 3.11.7 District Cooling and Heating ...... 65 3.11.8 LPG ...... 67 3.12 Resources ...... 68 3.13 Development Statistics ...... 68 3.13.1 Employment - Estimates of number of person to be employed with estimates for each phase of development ...... 68 3.13.2 Hotel Capacity ...... 68 3.13.3 Dredging Works ...... 68 3.13.4 Reclamation Works ...... 69 3.13.5 Excavation Works ...... 69 4 Project Phasing ...... 69 5 Waste Management ...... 70 6 Environment Data ...... 72 6.1 Bird Sanctuary ...... 72 6.2 Water Framework Directive ...... 72 7 Potential Environmental Impacts and Mitigation Measures ...... 73 7.1 Land use ...... 73 7.1.1 Manoel Island ...... 73 7.1.2 Surrounds ...... 74 7.1.3 Mitigation measures ...... 74 7.2 Landscape and visual impact ...... 74 7.2.1 Impact ...... 74 7.2.2 Mitigation measures ...... 75 7.3 Air quality ...... 75
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 3 7.3.1 Construction works ...... 75 7.3.2 Operations ...... 76 7.3.3 Mitigation measures ...... 76 Construction works ...... 76 Operations ...... 77 7.4 Water bodies ...... 79 7.4.1 Impacts ...... 79 Construction works ...... 79 Operations ...... 79 7.4.2 Mitigation measures ...... 80 Construction works ...... 80 Operations ...... 80 7.5 Noise and vibrations ...... 81 7.5.1 Impacts ...... 81 Construction works ...... 81 Operations ...... 81 7.5.2 Mitigation measures ...... 81 Construction works ...... 81 Operations ...... 81 7.6 Ecology ...... 82 7.6.1 Impacts ...... 82 Construction works ...... 82 Operations ...... 82 7.6.2 Mitigation measures ...... 83 Construction works ...... 83 Operations ...... 83 7.7 Cultural heritage ...... 84 7.7.1 Construction works ...... 84 7.7.2 Operations ...... 84 7.8 Waste management ...... 84 7.8.1 Impacts ...... 84 7.8.2 Mitigation measures ...... 84
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 4 INTRODUCTION
1.1 Developer Details
[1] MIDI plc North Shore, Manoel Island, Gżira
1.2 General Description of Approved Outline Development Permit
[2] The Outline Development Plan for Manoel Island was approved in 1999, as per PA 02135/94, as shown in figure 1. The main features of the masterplan comprised the residential component notionally known as the ‘’Marina Village” on the western end of Manoel Island as well as the restoration of the existing heritage assets. The development also incorporated a yacht marina concession, extending from the western tip of Manoel Island up to the eastern edge of the Lazzaretto complex, a Breakwater, a Sports Club area located at the centre of the island and adjacent to a new football pitch to service the Gżira community. The Outline Development Plan also included a limited development on the north shore of Manoel Island comprising of a Lido and ancillary facilities.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 5
Figure 1. Outline Permit Masterplan, approved in 1999 (PA2135/94)
[3] The extent of development on Manoel Island is subject to all parameters listed in the agreement reached in the Emphyteutical Grant between the Government of Malta and MIDI plc, dated 2001.
[4] The following sections of this document are intended to explain how the masterplan approved in 1999 has been further developed to address reserved matters outlined in PA 2135/94 and the improvements carried out that have led to the current updated scheme.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 6
1.3 Goals and Aspirations
[5] The following illustrates the goals and aspirations assumed by the developer and its design team that define the foundations for this proposal:
. Create an Oasis nestled in the centre of the city Offering a vibrant project that blends history with a unique luxurious experience
. Create a Destination An eclectic mix of hospitality offerings Residential abodes High-end retail propositions Re-use of the prestigious historical buildings located throughout the island
. Offer a Positive Contribution to Malta’s Heritage Careful restoration of the heritage assets Respectful addition to the rich historical and urban context
. Promote Sustainable Habits Physical and social connectivity Inclusive community for both new and existing population Profound respect to the environment
. Retain the Unique Sense of Otherness Create a walkable place, pedestrian friendly Avoid being just an extension of the main island
. The ultimate objective is to put Manoel Island and Malta firmly on the world map.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 7 1.4 Development Objectives
[6] The proposed amended masterplan for Manoel Island aims to retain the rich aspects of the mixed-use development already contemplated and approved in the existing Outline Development Permit and enhance this by placing a stronger emphasis on the quantity and quality of the public spaces, providing a better proportion of mixed uses and on the integration of the existing heritage buildings through the public spaces. A key objective is the creation of a well-connected, pedestrian-friendly, safe and comfortable environment accessible to all people - a place with a genuine sense of community and belonging while deeply rooted on the Maltese culture.
[7] The proposed masterplan reflects the dynamic environment within which the development is proposed. The approach to the project has been to try to provide a balance between the landscape and heritage value of the important context of the Island, whilst proposing an economically sustainable scheme that seeks to establish an attractive place of residence. The proposal also seeks to combine accessibility to the heritage elements with a diversified commercial, cultural and sustainable offer. It is envisaged that this particular symbiosis will strengthen the attraction of the Island to both potential visitors and residents.
[8] This project description statement seeks to elaborate on the proposal for the amended masterplan and provides a narrative of the complete proposal for development on Manoel Island.
[9] The works envisaged in this development address the different objectives set out in the original Government/ Planning Authority brief for Manoel Island, and in the eventual Emphyteutical Grant signed by Government and MIDI plc, dated 2001.
[10] The main objectives of the amended masterplan are listed below and further information regarding the various aspects of the project are outlined in later sections of this document.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 8 1.4.1 Restoration of heritage assets [11] The existing heritage assets provide an integral part of the design philosophy of this masterplan. Together with the main physical features of the island, the heritage buildings have self-evident qualities that simply require preservation, use and integration into the broader proposals for the island.
[12] The proposal considers the restoration and reuse of the heritage structures present on Manoel Island, including Fort Manoel and the Lazzaretto, as well as other buildings, such as the Customs House, St. George’s Chapel, the Cattle Shed, the Admiralty Canteen, Pay Office, Guard House and the Boat-Builders’ Workshop amongst others. In addition, the proposal includes the transformation of the glacis into a public park.
1.4.2 Sustainability Strategy [13] The sustainable design strategy for Manoel Island has been approached from a holistic point of view, addressing all aspects of sustainability – economic, environmental and social – with the inclusion of cultural sustainability as part of the design, considering the strong cultural identity present on the island.
1.4.3 Public Accessibility [14] The quantity and quality of the public spaces are fundamental objectives of the sustainable design approach, with a harmonious balance between public and private realm. In the proposal, a great proportion of the land will remain accessible to the public.
[15] The creation of an attractive pedestrian streetscape and environment with a reduced dependency on vehicles is also a key objective. Furthermore, accessibility via sea and air will complement this objective.
1.4.4 Gżira FC Pitch and Ancillary facilities [16] As stipulated in the conditions outlined in the Emphyteutical Grant, these new facilities will address Gżira FC’s training requirements within reasonable distance of the Gżira community, and which will continue to serve as an important social and community function. This is also supplemented by the proposed sports facilities within the vicinity of the football ground.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 9 1.4.5 Boċċi Club [17] New facilities for the Gżira Boċċi Club will be provided as per Lease Agreement provisions. The position of these facilities will be relocated from the current position and in close proximity of other ancillary activities.
1.4.6 Connectivity to the main land [18] The relocation of the bridge was originally intended to address the need to create a larger channel between the main land and Manoel Island so as to create a large enough cross-section of water to allow adequate flushing of the Lazzaretto Creek. Due to the dredging requirements, the existing bridge cannot be retained to perform any function in its current location and new bridge connections at different locations are required ahead of the dredging/demolition works.
[19] It is proposed that a new crossing is located slightly north of the existing one – the North Bridge – making use of the larger embankment of Triq Ix-Xatt to facilitate traffic mitigation measures and including a roundabout junction.
[20] Apart from the relocation of the bridge further up North, the proposal also includes a second access point, termed the South Bridge. This bridge would offer an alternative route, solely as a pedestrian and cycle lightweight bridge.
1.4.7 Marina and related facilities [21] The marina, marina promenade and related ancillary facilities include the provision of a pier incorporating a water taxi/ferry berthing position and a small commercial facility at the water’s edge. This will facilitate the link from the island to Valletta, Sliema and the three cities.
[22] The construction of a breakwater is fundamental to ascertain quality for the marina, which will be complemented with the installation of a helipad at its edge.
1.4.8 Manoel Island Residences [23] Development of the residential clusters is directed at providing the relevant residential volumes contemplated in the original ODP. It is being proposed that a mix of different residential typologies be introduced. This rich mix of residences will create a
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 10 distribution of architectural massing creating a respectful skyline with minimal visual impact to the surrounding harbour and heritage structures. It will also hopefully ensure the mix of residents within the proposed development is varied and diverse. The Manoel Island Residences shall also include serviced apartments.
1.4.9 Hospitality Offering [24] This proposal includes the hospitality offerings within the Lazzaretto building and the Pay Office, which is proposed to be retained in this amended masterplan.
1.4.10 Dredging Works [25] The need to create adequate flushing of the channel between the island and the mainland was first indicated in the brief for Manoel Island and Tigné Point development, and incorporated into the Emphyteutical Grant between Government and MIDI plc. Indeed MIDI plc is bound to complete these works before it undertakes any works in relation to the construction of the breakwater at the tip of Manoel Island. The widening of the channel will also facilitate the movement of small craft.
1.4.11 Reclamation Works [26] The Emphyteutical Grant also conditions reclamation works to enlarge the land area of the Manoel Island Yacht Yard. In exchange for these works, the Yacht Yard is obliged to vacate a strip of land along the current main vehicular road into the island to MIDI plc, which it holds on encroachment. The main objective here is to allow the eventual development to have an active frontage onto the main vehicular spine (as compared to the current blank wall) and hence to create a suitable urban environment in this area. It is also envisaged that in the interim phases this strip of land can be used as a construction access road, allowing eventual residential traffic and construction traffic to access the island separately and distinctly without conflict in the period when the first phases of the development are being occupied while the latter phases are in their various stages of completion.
[27] These reclamation works are also required to provide a landing point for the new bridge and also to offer a suitable entry space into the island offering the opportunity for a
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 11 suitable architectural proposal and act as a visual screen to the Yacht Yard at this entrance point. This area will also serve to provide the main entrance to the underground parking.
[28] In principle it is anticipated that all rubble generated from the dredging and excavation works shall be used for the reclamation works, thus offering the opportunity to reuse available resources including solid waste.
1.4.12 Schedule of Accommodation [29] The original detailed schedule of accommodation, as approved in the original 1999 ODP and which forms part of the Empyteutical Deed, and which served as a basis for the proposed volumes of this development, is reproduced in the following table for clarity.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 12
Figure 2. Schedule of Accommodation (as per Empyteutical Deed)
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 13 1.5 Relation to previous ODP and justification for changes
[30] The following remain the main drivers underlying the changes being proposed in this application for this amendment:
1.5.1 Better Integration of the Heritage Assets [31] As previously described, the historical asset of Manoel Island is a fundamental driver for the amended development and, a respectful approach towards each heritage component will be considered a priority. The revised proposal considers the creation of unique public spaces that addresses the individuality and character of each and every heritage building and then connects them with a rich network of public pedestrian-friendly streets.
[32] A land archaeological survey is expected to be carried out before the commencement of any development works. In the case of Manoel Island, a preliminary survey has already been carried out.
[33] Identification of historic walls and foundations related to the Bovile is one such example of features not previously identified in the original ODP. Much of the fabric of the original Bovile isolation pens have been lost with only fragments of walls remaining. The memory of these walls will be retained in the creation of the Bovile route and massing of the enclosing buildings.
[34] Other structures around the Glacis precincts are also intended to be appraised during construction and treated accordingly in conjunction with the relevant authorities.
1.5.2 Improvements to the Public Realm [35] Another major change consists in the review of the urban fabric to enhance the sense of destination and experience for visitors at various important nodes within the development, thus making it appeal to a broader spectrum of society.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 14 [36] This revised proposal considers a greater number of public spaces, such as squares, alleys, park and promenades that connect and integrate all heritage and new buildings on a seamless way through a network of pedestrian-friendly routes.
[37] The revised masterplan envisages that the vast majority of the island becomes a pedestrian-friendly shared-surface destination, with all parking and service facilities located underground below the buildings. Access to this car parking is located at the entrance of the development, thus reducing the amount of vehicle circulation within the streets of the masterplan.
1.5.3 Improvements to the Entrance of the Island [38] Condition 24 of the Outline Development Permit required that the whole entrance area to Manoel Island be reviewed. The proposal that was embodied by the Development Brief published in 1992, suggested a fortified city type of entrance (a typology followed in the previously submitted masterplan in 1999). However, there was wide consensus between planners, developer and architects, that this was not the appropriate philosophy for the rehabilitation of Manoel Island. Manoel Island was never a fortified settlement, and it was felt that there should not be any attempt to “falsify” the character of the Island. Indeed, in spite of the indications of the Development Brief, the proposed hard, bastion-like, edges to the development, particularly to the North of the island, were not included in the approved masterplan. On the insistence of the planners, however, the concept was retained at the western edge, towards the entrance bridge. By the time the masterplan was approved, in 1999, it was widely agreed that this might not have been the best solution. Subsequent proposals were therefore aimed at a new approach to Manoel Island. A more inclusive, welcoming urban space (referred to as the Gateway) is being proposed in lieu of the fortified concept gateway of the 1999 masterplan. At the same time, the car-park that was accommodated in the entrance “bastions” was relocated to an underground, more central, and better linked public facility.
[39] Another departure from the original ODP is the access to and from the island. The North bridge will provide the main vehicular access and a new roundabout junction is proposed on the mainland. The South bridge will offer an alternative route solely as a pedestrian and cycle lightweight bridge.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 15
1.5.4 Improvements to the Marina, Waterfront and Breakwater [40] Changes to the masterplan are also resultant from discussions in relation to current market environments and preferences. The revised masterplan seeks to enhance the existing Marina and implement measures that makes it not only a standalone operation with financial gains, but also a facility that enhances the value of the wider development and neighbourhoods and lead to a recognised ‘high-end’ destination for the Mediterranean superyacht-fleet.
[41] The proposal aims to create a modern high quality integrated waterfront and marina facility with luxury hotels, retail and restaurants to enable the promotion of Malta/Manoel Island as an attractive destination for superyachts.
[42] Market research indicates that Malta has a distinct shortage of berths around the 20m-30m LOA range. The new Marina at Manoel Island will significantly increase the overall number of these berths than is currently provided.
[43] The current proposal therefore reconsiders the provision of berths below 10m LOA. As such, the total number of berths currently proposed is 175 in lieu of 347 in the original ODP.
[44] The revised masterplan proposes the installation of a helipad at the edge of the breakwater that will provide world-class superyacht berthing with improved air connectivity, necessary to attract superyacht owners while improving alternative connectivity to Manoel Island, Gzira and its surroundings.
[45] The revised masterplan proposes to activate the waterfront promenade by creating the so called Marina Square. Located at the intersection of the promenade with the historical north-south route down from the Cattle Shed, known as the Bovile, this square will be surrounded by shops and cafes to form the arrival point from the sea.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 16
1.5.5 Land Use and Massing [46] The amended masterplan also comprises other changes relating to land use, building configuration and massing, including:
. Change to site boundary; . Change in building configuration to achieve a better balance between built-up and open spaces; . Reduction of 8,000 square metres of development; . Increase in open spaces; . Decrease in massing; . Increase in residential component: . Decrease in commercial component, including the removal of offices; . Restoration of the existing Pay Office and Guard House.
[47] Further details relating to the above are described in the following sections of this document.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 17 2 SITE CHARACTERISTICS
2.1 Current Site Context
[48] Manoel Island is an island located in the Marsamxett harbour, with direct visual links to Tigné, Sliema, Gżira, Ta’ Xbiex, Msida and Valletta. This harbour context is diverse, consisting mainly of a mix of residential and commercial zones, particularly on the North side and West side with a promenade with limited green spaces and the bold character of the historic front of the Valletta bastions, on the East side.
Figure 3. Manoel Island and surrounding views
[49] A key part of the masterplan process was the identification of an urban template that could be adopted to help integrate the existing heritage buildings and the new buildings into a comprehensive masterplan. An exploration and comparison of the local urban DNA of the surrounding towns can be seen below in Figure 4.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 18
Figure 4. Urban ‘DNA’ of Surrounding Towns
[50] Valletta and the old capital of Mdina are considered fine examples of modern city planning and the traditional organic urban grid, respectively. The proposed masterplan draws from their spatial and social DNA i.e. street dimensions, streetscape character, public squares, landscape and views, organisation of its blocks, typologies, density, public amenities, living environs and social life.
[51] After the initial exploration of the geometric grid of Valletta, this was considered too rigid for Manoel Island. In addition, the scale of its urban grain was too large. It was felt that a more organic approach with a more intimate urban grain was required to provide the flexibility required to consolidate the masterplan.
[52] The curvilinear character of the street-scape found in Mdina offers a far more adaptable template for Manoel Island as it allows the existing buildings to be placed as the focal point of the urban interventions required to connect the different parts. The scale of the blocks in Mdina and the gradual sense of discovery inherent in its curving streets invites visitors to slow down, appreciate the urban fabric of their surroundings and reinforces the concept of an oasis in the centre of the city.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 19 [53] The proposed revision opts for a blend between the smaller scale, light-filled, slower-pace discovery experience found in Mdina associated with the easy orientation and well-ventilated public realm found in Valletta.
2.2 Alternative Locations
[54] The proposed masterplan seeks to address the different objectives set out in the original Government/ Planning Authority brief for Manoel Island and in the eventual Emphyteutical Grant signed by Government and MIDI plc, dated 2001. In addition, the masterplan considers amendments to an outline development permit PA 02135/94, approved in 1999.
[55] MIDI plc have investigated alternative arrangements of land uses through various studies which resulted in the amendments to the Manoel Island masterplan as described below.
2.3 Present Land Use and Environmental Characteristics of the Site
[56] Manoel Island flanks the Sliema Creek to the north and the Valletta peninsula and the Lazzaretto Creek (currently accommodating a yacht marina) to the south. A number of buildings can be found on the island, some of which being of considerable historical importance and listed under the Antiquities Protection Act 1929 and subsequent legislative documents. Most of the structures are currently unoccupied, with the exception of the MIDI head office in the former Boat Builder’s workshops, the Manoel Island Yacht Yard, the Marina facilities, the Boċċi club which is currently being run as a restaurant lounge, and the Paparazzi restaurant at the entrance of the island.
[57] The island’s natural topography is such that the land gradually ascends from the westernmost tip, at the location of the existing bridge connecting it to the mainland up towards the highest tip of the island at Fort Manoel, which is precisely one of the strategic reasons why the latter defence structure was constructed in the 18th century.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 20 [58] The island’s elongated shape is aligned along a west/east axis, with the main zone designated for development being practically sheltered from the North winds by the higher grounds in the area.
[59] The approach to the island, via the existing masonry bridge is currently very restrictive. The short length of this bridge also restricts the circulation of water around the harbor, severely limited by the shallow existing channel in this narrow area.
[60] Studies conducted in relation to the modelling of the Harbour, in fulfilment of the conditions of the Outline Permit PA2135/94 indicated that the channel between the main land and Manoel Island, requires widening with the intent of significantly improving the rates of flow and exchange of water in this area. Much of the channel in this area is very shallow with water depths on both sides of the bridge of less than 1m. A bathymetric survey of the channel was carried out in 2002. The Harbour Modelling report prepared by Carlbro in 2002 on behalf of MIDI plc established a requirement for a channel cross section to allow for adequate water flow around the island.
[61] This resulted in the requirement for dredging (and rock-cutting) works over the width of the channel between the island and the mainland and the dismantling of the current bridge to the island to be replaced with a wider vehicular access bridge.
2.4 Heritage Assets on Site
[62] Manoel Island sits at the heart of Malta’s largest and most densely populated conurbation. Over the last 500 years it has actively served various national exigencies of a largely military and sanitary nature. For many generations the Isoletto is perhaps best known as a place of quarantine, housed within the staid gaol-like walls of the Lazzaretto right until the early 1980s. Dominating the island however is the elegant baroque icon of Fort Manoel, created by the princely De Vilhena, arguably the Maltese people’s fondest grand master of the Order of St John. Acclaimed as being a fortification of distinct beauty and perfection at its time, it was practically never used in war, so much so, that for the greater part of the 19th century the fort served as an annex to the overcrowded Lazzaretto. By the start of the Second World War,
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 21 both these two buildings were served by several other structures scattered all over the former Bishop’s Island including the Cattle-shed, St George’s chapel, a striking Customs House and the landmark Admiralty Canteen facing Gzira.
[63] Ancillary to these buildings and below ground in the area of Fort Manoel, a veritable labyrinth of communication tunnels, countermines, gunpowder stores and fuel dumps still exist, augmented by systems of air-raid shelters hewn out to serve the Royal Naval submarine base which attracted numerous aerial bombardments during the conflict of 1941-43. In subsequent years Manoel Island’s dual role endured, although by the 1960s it had started to wane until virtually all major buildings fell into abandonment and victim to the elements, pillage and arson. By this time many of these crumbling pieces of architecture and engineering were listed as sites of cultural heritage value and as part of its commitment to Government, Midi plc embarked on an extensive appraisal and a restoration programme investing millions of euros in the process.
2.5 Previous & On-Going Planning Applications
[64] The planning applications or permits relating to development on Manoel Island are listed below.
o PA 02135/94 Mixed development for residential, commercial, tourism, recreational, cultural and marina-related use (in accordance with the development brief published by the Government of Malta, December 1992) (approved)
o PA 05046/01 Restoration of fabric of Fort Manoel phase 1, including Barracks Buildings, Casement, Polverista, Couvre Porte and Main Gate (approved)
o PA 01821/02 Installation of pontoons and sanctioning of pontoons already installed (approved)
o PA 04190/02 Proposed yacht hardstanding and ancillary works including restoration of guardhouse (withdrawn)
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 22 o PA 04646/02 Erection of boundary enclosure, reinstatement of planting strip, new access point to existing marina (approved)
o PA 00210/03 Restoration of guardroom (approved)
o PA 03254/03 Construction of breakwater to enclose marina (pending)
o PA 04361/03 Demolition of existing ruined accretion to Lazzaretto complex and re-erection of new building to house RMYC (approved)
o PA 01868/04 To excavate site in anticipation of u/g car-parking area for extraction of rock for breakwater construction (withdrawn)
o PA 01926/04 Internal alterations, re-construction of collapsed floor & refurbishment of existing building; temporary for parking (approved)
o PA 00620/05 Construction of electrical distribution centre (for Enemalta) (approved)
o PA 07964/05 Demolition, rehabilitation, restoration and reconstruction works and re-use in Lazzaretto complex. Building to be reused as casino, offices and residential including underground car park (approved)
o PA 06877/06 Restoration of Chapel of St. Anthony of Padua (approved)
o PA 04639/07 Construction of Electrical Substation adjacent to Albanese Building (approved)
o PA 01337/07 To sanction minor alterations at ground floor, extend intermediate floor offices and change of use from ground floor parking and storage into offices. (approved)
o PA 01029/10 Dredging, land reclamation and Gżira FC pitch and premises. Underlying centralised plant and reservoir (withdrawn)
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 23 o PA 05215/10 Proposed construction of substation, water reservoir, pump room and reconstruction of former stables structure (approved)
o PA 05216/10 Restoration of Fort Manoel phase 2 - including ditch, bastions, counterscarps, glacis and outerworks (approved)
o PA 01141/16 Chapel of St. George & Cattle-shed wall, off Triq il-Forti Manoel, Manoel Island, Gzira, Malta (approved)
o PA 7414/16 Proposed construction of boundary wall and gates (approved)
o PA 0070/17 Installation of Gates, repair of existing fencing and new (temporary) fencing within property of the applicant at Manoel Island (under review)
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 24 3 DESCRIPTION OF THE PROJECT
3.1 Design Development
[65] This outline planning application is intended to obtain approval for the amendments to the proposed masterplan from that already approved in 1999. This document is therefore intended to communicate the basic concept at masterplan level. Each zone within the proposed masterplan will include a varied palette of typologies, as is appropriate for a village concept. The design development indicated in this section should therefore be considered as typical and not necessarily final, or specific.
[66] The proposed masterplan responds, in large part, to heritage features that were less clear at the time when the original plan was drafted. The proposed masterplan design takes on an urban form that could have grown naturally and organically around the existing heritage buildings over a period of time. The aim is to develop a plan that does not feel like it has been imposed on the island, but rather connects the different parts, whether historic or new, in a manner that feels natural and instinctive. This is the main development of this proposal when compared to previous permits for the Island. To this end, each of the existing buildings and the island’s natural features were examined in context to establish what interventions could be made to bring them together into a complete, legible village-scape, whilst preserving the key qualities that make each element and the island itself unique.
[67] The key heritage buildings and the main physical features of the island have self-evident qualities that simply require preservation, re-use and integration into the broader proposals for the island: the Fort surrounded by its Glacis with its unspoilt natural shoreline overlooking Valletta; the Lazzaretto with its water front position and its sense of internalised privacy; the Admiralty Canteen with its elevated position and formal presence. Other buildings and features such as the Customs House, the Cattle Shed and the Bovile have quieter qualities that require emphasis and reconnection to the broader fabric of the island.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 25
Figure 5. Existing buildings on Manoel Island
[68] It needs to be emphasized that the proposed masterplan responds in a better way to the envisaged (and desired) public footfall, whilst allowing the necessary access through the primarily pedestrian zones. The proposed spatial re-organization of the masterplan, compared to the original permit, has effectively resulted in more and improved urban nodes in the form of piazzas/open spaces. These piazzas create a more attractive urban landscape and enhanced public area, which result in an overall far superior urban development than that achieved with the original masterplan.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 26
Figure 6. Identifying New Public Spaces that address all existing assets
Figure 7. Identifying desire lines that connect all Public Spaces and existing buildings
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 27 3.2 Masterplan Proposal
[69] The proposed amended masterplan is depicted in figure 8 below:
Figure 8. Proposed amended Manoel Island Masterplan (2017)
[70] The following sections highlight the major factors influencing the current proposal whilst giving an insight to the envisaged development characteristics and land use zoning.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 28 3.3 Land Use
[71] The amended masterplan comprises the following land use components, as per LN74 of 2014, as shown in figures 9 and 10 below:
. Residential buildings – Category A, Class 1; . Commercial – Category D, Classes 4B, 4C and 4D; . Public amenities – Category B, Classes 2A, 2B and 2C; . Hotel, including ancillary uses to the hotel amongst which would be a casino – Category C, Class 3B; . Serviced apartments – Category A, Class 1; . Sports facilities – Category C, Class 3C, . Marina facilities – Category C, Class 3D.;
Fort Manoel shall comprise a cultural / commercial mixed use which may include a mix of uses such as artisan markets, museums, interpretation centre, conference centre and food and beverage component amongst other ancillary uses.
Figures 9 and 10 refer to land use at street level and typical floor respectively..
[72] The proposed typologies of the residences comprise a range of structures, varying from townhouse types to a range of apartment types. The commercial element has been generally limited to the ground floors. A mix of proposed sustainable uses for the existing buildings is also of importance to this plan.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 29
Figure 9. Proposed Land Use Plan (at street level)
Figure 10. Proposed Land Use Plan (typical floor)
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 30 3.4 Massing/Building heights
[73] This section considers the massing and building heights for the current scheme. The proposed volumes are in line with the approved volumes of the previous approved outline permit. The zones described below start with the structures on the westernmost tip of the island, close to the bridge and progress through the different sectors of the development towards the east. Reference is made to figure 11 below, illustrating the numbered clusters.
Figure 11. New Clusters
[74] Upon arriving to the main drop off point, directly beyond the bridges, the symmetrical residential blocks (Clusters 1 & 2) will consist of mixed use of residential and commercial uses. The architectural massing in this area is a terraced form, varying from three to four floors, overlying a car parking sub-structure. The proposed terracing contrasts with the solidity of the original pseudo bastion proposal, giving an improved representation of the character of the
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 31 rest of the architecture within the island. The building heights fall within the maximum height previously approved in the Outline Development Permit.
[75] Clusters 3 to 10 mainly include the residential component of the masterplan, with building heights varying up to a maximum of four floors. While the strategically placed commercial units provide for both a public and private amenity along the main central boulevard, the residential proposals that underpin the masterplan have been developed to maximise on sea views. The residential blocks have been arranged in location and building heights to take advantage of and enhance the existing topography of the island, particularly towards the East end of the urban quarter.
[76] The Masterplan also incorporates public sports facilities that are identified in the Emphyteutical Deed. These have been located on the north shore of the island integrated into the edge of the Glacis Park and include a football pitch with associated changing facilities, Tennis Courts, a Boċċi court and its associated facilities. These are found in cluster 11. Buildings in cluster 11 are not higher than 2 floors.
[77] Cluster 12 and 15 respect the height and proportions of the Lazzaretto building. Between Cluster 12 and Cluster 9 lies the Bovile which accommodates the main commercial outlets on the ground floor.
[78] The 1999 approved masterplan envisaged consistent building heights throughout the development. In broad terms, the approved documents contemplated 3 floors over a car parking level throughout the village, with the only exceptions being those of 5 floors at the entrance to Manoel Island, the four floors along the boulevard and the two floor structures close to the Lazzaretto buildings. In comparison, this updated masterplan proposes that the residential components throughout the development are set in a varying number of floors, as shown in figure 12 below.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 32
Figure 12. Proposed Massing Distribution (building heights)
Figure 13. Variation of Massing assists views
[79] By stepping the residential dwelling types along the topography, and by organising the different plan types, it is possible to create a sequence of dwellings that benefit from views of the sea and the harbour, as shown in figure 13 above. Various typologies of residential units coupled with the realities of the topography of the site, generated forms within each building block that vary from one to four floors. The result in the massing form, is that of a dynamic terraced approach within each block and between the blocks, creating an interesting and somewhat organic urban narrative coherent with sustainable urban design standards.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 33 [80] This variation in the massing form is integral to the philosophy of a passive environmental design. As seen on the diagrams hereunder, the terraced massing will enable qualitative air movement in all public and communal spaces.
Figure 14. Variation of massing assists air movement and comfort
Figure 15. Streamlines showing turbulence and air movement at street level and courtyards
[81] As seen on the diagram below, in addition, this massing arrangement also enables qualitative daylight distribution on the development’s facades.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 34
Figure 16. Daylight distribution diagram
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 35
3.5 Area Schedule
[82] A detailed Area Schedule comparing various land use gross areas proposed in this masterplan compared to that approved in the Outline Planning Permit in 1999 is included in the Table below. This masterplan proposes a reduction of 8,000 square metres of development compared to the approved masterplan of 1999.
Table 1: Area Schedule
[83] The land uses listed in the table above have been previously described in Section 3.3, Land Use.
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3.6 Architectural Character
[84] Through visits and explorations of various Maltese cities and towns, especially in Valletta and Mdina, the fact that one could never see architecture character in isolation to its urban context became clearly evident to the design team.
Figure 17. Streetscapes of Valletta and Mdina
[85] The impressive, powerful and fast grid layout of Valletta contrasts immensely to the meandering, slow and exploratory urban morphology of Mdina. They do share, however, the inspirational play of light and shadow and the unforgettable honey-colours during the sunset. The evident attention to details of every galleria, windows, walls, floors, street furniture and signage reveal the deep sense of respect and care people here have towards their built
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 37 environment. The urban realm and architectural manifestations proposed for Manoel Island will speak of the future, but take inspiration and pay respect to the qualities and characteristics of these qualities, being embedded in its DNA.
3.7 Project Characteristics
[86] The masterplan layout has been amended to respond to the urban structure demands and to improve integration of the existing buildings present on the island through a richer sequence of public spaces.
3.7.1 The Gateway [87] The conditions in the 1999 Outline Permit required that the approach to Manoel Island would be reviewed. Therefore, the whole concept of the approach to Manoel Island has been rethought. In this proposal, the main crossing from the Strand in Gżira is via the North bridge to Manoel Island which has been completely re-designed including a roundabout junction. An additional bridge has been introduced on the southern side of the western end of the island providing an alternative pedestrian and cycle lightweight bridge connection.
[88] The new bridges being proposed will lead the residents and visitors to the first point of arrival at the west end of the island, which is celebrated as a literal and figurative Gateway to the island. The route culminates on a raised oval shaped landscaped space that looks back to the main land and accommodates drop-offs for taxis, shuttle buses and water-taxis. This oval space contrasts heavily and is considered to improve significantly the arrival experience to the island when compared to the original proposal which included a heavier, less inviting pseudo bastions.
[89] In order to make Manoel Island a pedestrian-friendly place and safe environment, it is envisaged that beyond this point only a limited number of vehicles will be granted access towards the inner streets. All residents, visitors and services vehicles will be diverted towards the northern shore for access to the underground parking. The masterplan design encourages walking within the island with further convenience of an internal public network of electric buggies.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 38 [90] Symmetrical residential blocks form the backdrop to this raised public arrival space, framing a central entrance that leads to the first of the new urban spaces, the I’Isolotto Square. Whilst this approach contrasts heavily with the original plans for the area, it is considered to address the essential element of creating a gathering space at the entrance of the island, acting as the islands main transportation and transition node and ultimately dissipating to other internal forms of transportation hence providing an efficient transition into the rest of the pedestrianised island.
3.7.2 I’Isolotto Square [91] Being the first of many squares proposed on the island, the expected improved quality of the destination experience in the public offering within the proposed masterplan should be immediately realised and this is considered to be a serious improvement to the 1999 outline development permit layout.
[92] Situated directly beyond the Gateway this I’Isolotto Square is intended to offer a place for visitors to pause and orientate themselves, before moving into the rest of the urban fabric offered by Manoel Island. Given that the focus of the proposed masterplan is set on having a pedestrianised island, with minimal surface traffic, this square will be a vital meeting and arrival point, directing visitors to the rest of the island.
[93] From here the visitor may proceed directly ahead down the curving main street towards the heart of the island or they may turn right and go directly to the promenade and the sea front.
3.7.3 Manoel Square [94] Located along the “spine” of the development, on what was formerly Cluster 8, Manoel Sqaure helps to draw people from the Gateway and l’Islotto Square further into an urban space set within the heart of the masterplan and the last “stepping stone” to the Fort.
[95] The square itself looks to provide a different environment to that of l-Isolotto Square and the Bovile by being more informal in nature. Located on a gradient, it is dominated by the adjacent historic Cattle Shed and the view down to the Custom House and marina to the south. This square will feature stepped terracing taking advantage of the change in topographical levels and will also feature some commercial units.
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3.7.4 The Streets [96] The newly proposed masterplan layout contrasts with the more rectilinear streets evident in the original masterplan. Similar to the slow-inducing, winding streets of Mdina, the island will be physically integrated with a network of safe and attractive routes, which are designed to promote an enjoyable and memorable walking experience.
[97] The scale and orientation of each street was carefully considered to provide comfortable shading and ventilation throughout the year, hence benefitting from the strengths and opportunities offered by the Mediterranean climate. A sequence of individually designed public spaces will be interconnected by meandering streets, which will instigate the sense of discovery of this very unique island. The appropriate mix of public amenities, shops, cafes and restaurants will be carefully distributed along the network of spaces promoting desirable social connectivity.
[98] Shared surface streets will form the basis for the design of all routes within Manoel Island where pedestrians will be consistently given priority over vehicles.
3.7.5 Residences [99] The residential proposals that underpin the masterplan have been developed to maximise the sea views from as many of the living rooms as possible. The residential blocks have been arranged to take advantage of and enhance the existing slopes on the island, particularly towards the East end of the urban quarter. By stepping the residential dwelling types up the slopes, and by arranging the different plan types, it is possible to create a sequence of dwellings that look over one another towards the water. This proposal foresees a variety of residential typologies that will be designed to offer good levels of privacy, daylight distribution and natural ventilation as part of the passive environmental design. The windows facing directly onto the streets and the careful balance between private and public realms will ascertain that Manoel Island will remain a safe place to live and visit.
3.7.6 The Promenade [100] Progressing the visitor’s journey down the Bovile to the sea front leads to the next point of arrival - the Marina Square. This space is located at the centre of the sea front
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 40 promenade where the backdrop changes from new residential blocks to the west, to the historic Lazzaretto building to the east. The Yachts moored in the Marina berths also change from desirable yachts to the west and superyachts to the east.
[101] This is another transition space where visitors are encouraged to pause to appreciate another aspect of the destination that is Manoel Island. It is here that one of the new landings for the water taxis and ferries is to be located and intended to link Manoel Island to the other seafront destinations around the harbours. At the back of the Marina Square animated terraces with outdoor dining areas with views across the water, rise up to connect to the new Lazzaretto Gardens behind.
[102] From here the public may continue along the shore to the east towards the Lazzaretto building, enjoying the views of Valletta and beyond. The public may proceed along the arcaded Lazzaretto frontage and on to the natural foreshore path where they can progress in front of Manoel Fort and onwards towards the North Shore. From there they may enter the Glacis Park and head back towards the heart of the island.
3.7.7 The Marina [103] Assessment of the Masterplan opportunities concluded that the marina activities should remain focused on the south shore of the Island to benefit from the relatively sheltered location, natural deep water and the ability to bring forward a comprehensive marina offer that truly integrates with and complements the landside development.
[104] The marina to the south can be considered in three zones as indicated in Figure 18 with each zone addressing a particular market sector and carefully designed to maximise water area utilisation whilst at the same time adding a real dimension to the overall development.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 41
Figure 18. Main Marina Zone Plan
[105] The three zones - General Marina, Water Taxi & Visitor Basin and Superyacht Berthing - enjoy their own distinct characteristics that reflect and complement the overall development vision. The zones envisage a transition from the waterfront relationship fronting the ‘general marina’ and ‘central water taxi and visitor/events basin’ through to the waterfront experience in the vicinity of the superyacht berthing and the Lazzaretto.
3.7.8 The Bovile and the Cattle Shed [106] Manoel Island has historically been linked with the Maltese immigration and as a result associated with the quarantine of visitors to the island dating back as early as the mid- 17th century. While the Lazzaretto institution dealt with human visitors and included quarters for travellers and sailing crew, the quarantine of livestock was addressed in another structure also located on the island. A building was erected specifically for this purpose and became known as Il-Bovile and later known, as it is today, as the Cattle Shed.
[107] Built at the centre of the island, the Cattle Shed sits approximately seven metres above the promenade level. It is proposed that the Cattle Shed is restored and converted into a destination, unique to Manoel Island, for food and high-end retail. The building itself was
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 42 originally connected to the waterfront and the docks via a dedicated walled route and over time, this has been demolished to leave no trace. This route allowed livestock to be safely brought up for quarantine. The proposal aims to reinstate the memory of this route back into the masterplan and re-establish its importance by using it to form the main commercial space in the development where people go to shop, socialise and relax. This new route will be named “the Bovile”.
[108] This new route looks to form the main “avenue” within the development. Lined with exclusive shops and fine-dining restaurants and cafes, the Bovile aims to become the social hub of the masterplan. Book-eneded by the Cattle Shed, the pedestrianised link gradually slopes down towards the marina promenade, opening up towards the end to form Marina Square.
3.7.9 Admiralty Square [109] With a deep focus on creating a strong urban environment and with a focus on the general public and user experience, another square found within this proposal is the Admiralty Square with the Admiralty Canteen building as its backdrop. Admiralty Square is at the heart of Manoel Island and it is here that the community orientated activities shall be concentrated.
[110] The Admiralty Canteen shall be restored and is proposed to house commercial uses at ground floor and public amenities at first floor. On the east side of the square, the Resident’s Country Club is located and this is planned to include a gym, fitness rooms, a cafe and a bar, whilst at the rear are found the Resident’s Lido and a number of tennis courts at the edge of the Glacis Park. Admiralty Square also forms the main arrival point for entry to the Glacis Park, the Fort and the Hospitality Estate.
3.7.10 Glacis Park [111] From Admiralty Square the visitor can enter the Glacis Park which leads up to and wraps around Fort Manoel. The park entry is defined to the right by the massive banked retaining walls that contain the storage tanks that were introduced during the islands time as a British naval base.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 43 [112] Heading east the visitor will rise up the slope of the Glacis by the Spurs, and will be able to walk around the Fort and to access the landscaped ditch that surrounds it via the reinstated staircase. From paths through the ditch and within the Glacis Park the visitor can also access the island’s foreshore and can continue their journey to the south and west around the front of the Fort and the Lazzaretto or to the north and west up to the Yacht Yard.
Figure 19. Landscaping Scheme
3.7.11 The Sports & Leisure Area [113] The location of the sports area is being retained, as per the 1999 Outline Development Permit, where among the amenities originally included in the ODP masterplan there is the football pitch, Boċċi club and tennis courts. The new sports building located on the east side of the Admiralty Square is to provide sports facilities such a swimming pool and a gym.
[114] In addition, as per approved PA 620/05, an EneMalta Distribution Centre has been integrated into this area. This building has already been developed and is in operation
3.7.12 The North Shore [115] The last component of the masterplan refers to the North shore, that is, the stretch between the Yacht Repair Yard, and the eastern tip of Manoel Island.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 44 [116] The re-development of the site which was formally occupied by the AFM, will be transformed into a football pitch as mentioned previously. The shore buildings also occupying the former AFM site, are being proposed to be demolished. The boat builder’s workshop is also found in this area and will be restored and transformed for residential use. A significant part of the North shore will be taken up by the proposed glacis park.
3.7.13 The Hospitality Offering [117] The hospitality facilities set at Lazzaretto and the Pay Office, will provide an important attraction factor for visitors to the island. The appropriate balance between public and shared semi-public spaces will offer areas for everyone to enjoy these unique settings.
3.7.14 The Heritage Assets [118] As discussed in the Design Development section of this document, the existing heritage buildings found on the island provide a pivotal role in the design and integration of the development as a whole. Hence, they are an essential element in the development of Manoel Island.
3.7.14.1 The 17th and 18th century structures of the Lazzaretto and Fort Manoel [119] Detailed proposals for the restoration of the structures of Fort Manoel and Lazzaretto have been described and submitted under separate full development applications which have both been approved.
[120] Fort Manoel – considerable restoration work has been carried out on the architectural gem that is unique to the island and probably to the world. The proposed use for the restored buildings of Fort Manoel shall be cultural / commercial mixed use and shall include activities such as artisan markets, museums, interpretation centre, conference centre and food and beverage component amongst other ancillary uses.
[121] Lazzaretto also has an approved permit with proposed new build on the upper floors. The current masterplan proposes the Lazzaretto set for the hospitality offering as well as serviced apartments.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 45 3.7.14.2 The Cattle Shed [122] Despite the acutely decayed fabric of this structure as found at present, restoration works are planned. The non-historic accretions will be removed and will be replaced by structural elements to sustain the load from the planned terrace above, which will serve as an elevated outdoor catering establishment. This monument is of special importance as it is regarded as the oldest on the island.
[123] This masterplan proposes that this building will accommodate commercial activities. The Cattle Shed plays a central role as one of the main focal points with regards to the retail offering on the island.
3.7.14.3 The Customs House [124] As in the original Outline Permit, it is being proposed that the Customs House would be located within one of the main squares of the island, taking a prominent place facing the street that leads directly onto the promenade.
3.7.14.4 The Admiralty Canteen [125] Full restoration and rehabilitation of this fine late 19th century building is being proposed as a centrepiece of the proposed Admiralty Square. Its lofty profile, pitched roof and arcaded elevations will establish it as an iconic landmark of Manoel Island.
3.7.14.5 Boat Builder’s Workshop [126] This fine Victorian building sits quaintly on the north shore of the island. In the original masterplan this building was proposed to be turned into a restaurant complex. In this masterplan, it will be skilfully planned into luxurious residential units following complete restoration, with a new build extension to the west of the building.
3.7.14.6 St George’s Chapel [127] The proposal envisages the inclusion of this exquisite funerary monument into the proposed urban spaces of the masterplan, as was originally proposed in the report for heritage buildings, as part of the ODP. This chapel is currently being restored as per PA 1141/16.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 46 3.7.14.7 Other Heritage Fabric [128] There are a number of other structures around Manoel Island, including the Guard House and the Pay Office, which although are not earmarked for retention in the Emphyteusis agreement, these are being proposed to be retained within the amended masterplan.
[129] The Guard House building adjacent to the Admiralty Canteen is proposed to be restored and dedicated to commercial uses.
[130] Around the Glacis precincts, there are a number of other structures. After individual appraisals are undertaken, these are expected to be restored accordingly. Certainly, any remains of structures, artefacts, unexploded World War Two ordnance and underground spaces which may be encountered during works, will be treated archaeologically under the auspices of the relevant authorities.
3.7.15 Site coverage
Figure 20. Site Coverage
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 47
[131] As shown above, the site coverage of the proposed amended masterplan is 18.1%, compared to 19% site coverage in the 1999 approved masterplan.
3.8 Sustainability Measures [132] The sustainable design strategy for Manoel Island has been approached from a holistic point of view, addressing all aspects of sustainability – economic, environmental and social – with the inclusion of cultural sustainability as part of the design, considering the strong cultural identity present in the island. To that effect, the project aims at:
Supporting local cultural, heritage and nature through the preservation and enhancement of existing historic buildings and landscape making them accessible to visitors and residents.
Enabling a sustainable mobility strategy to reduce traffic pollution and stimulate the use of public spaces.
Promoting health and wellbeing by integrating sports facilities and encouraging active transportation.
Making a sustainable use of local resources to reduce waste, energy demand and overall running costs.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 48 3.8.1 Environmental design responses [133] Malta has a moderate climate with good opportunities for passive environmental design strategies. In this context, the project aims at maximizing outdoor comfort to promote the use of public spaces throughout the year. It also aims at setting the basis for comfort and low energy use in buildings through the massing and selection of local materials. In order to achieve this, the following strategies have been applied:
Air movement: Controlling air movement to avoid high speeds at street level while enhancing light air movement and sea breeze in open spaces and internal courtyards.
Solar access: Promoting solar access to open spaces during winter, while providing shaded areas during mid-season and summer.
Daylight: Enhancing daylight access to buildings and views towards Valletta and Tigne’ Point.
Comfort and energy: Avoiding solar heat gains, enhancing natural ventilation and reducing the need for cooling.
3.9 Cultural Offerings
[134] As part of the holistic sustainability approach adopted for the development, the masterplan for Manoel Island foresees the inclusion of numerous assets that would promote cultural events, adding a positive contribution to the heritage of the place. The character of each heritage building will be retained and its history will be perpetuated. For instance, the historical inscriptions within the courtyard of the Lazzaretto and parts of the Fort Manoel will be protected and made available for public visitation. Areas of Fort Manoel such as the Ditch and the Ravelin will be dedicated for cultural use. In principle, the masterplan foresees the offerings of a generous platform that would enable local and authentic culture to flourish.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 49 3.10 Access arrangement, traffic management and parking strategy
[135] It is desired (and has always been required by the PA), that the island and waterfront, be essentially a pedestrianised zone. Whilst the attraction of the pedestrianisation of Manoel Island is essential to the life of the island, by corollary, the careful control of vehicular access for emergency access and maintenance primarily is a key factor in the creation of this proposed masterplan.
Figure 21. Main Circulation Diagram
[136] The Masterplan proposes extensive parking facilities for residents and visitors that are located below the urban clusters in the west side of the island. The intent of this proposed masterplan is that traffic access is restricted so that visitors and residents alike can enjoy the peace and quiet of traffic free streets with the associated quality of the environment, wellness and safety. The over-ground vehicular road, which was proposed and approved in the 1999 Outline development permit, was to be used as the main vehicular access route slicing across the north of the island. An improved approach is being taken in this masterplan. With
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 50 controls that are suggested to limit cars on the entire surface on the island, including limiting the number of cars entering beyond the gateway drop off area, the masterplan tackles the traffic situation based on the requirements and needs of this generation and beyond.
[137] The main access from the mainland is via the North bridge, which has been redesigned and includes a roundabout junction on the mainland. An additional bridge, the South bridge, provides an alternative pedestrian and cycle lightweight bridge connection.
[138] Instead of a main over-ground vehicular circulation route at the North of the original masterplan, it is being proposed that a 6m high underground service road be constructed in conjunction with the car parking and service centres. This means that the majority of vehicles that require access to the island can do so out of sight from the shared pedestrian streets.
[139] The proposed restriction of vehicular access does not mean that all vehicles will be prevented from entering the islands shared surface streets. Rather it gives the opportunity to restrict access by managing vehicular entry at the island Gateway. Emergency vehicles, disabled users, exceptional vehicle access can all be granted access on a merit system, without creating a free for all system that would clog up the island’s streets.
[140] A glance at the original approved 1999 Masterplan indicates that the feasibility of the Marina was faced with the limitation of only one vehicular access. This is considered to be inefficient from a Marina operations point of view and thus, the proposed masterplan seeks to find a solution whereby controlled limited vehicular access is granted along the quay.
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Figure 22. Controlled Surface Access Routes
3.10.1 Parking Strategy [141] Several of the over-arching objectives and aims of the transport and access strategy for Manoel Island relate to parking provision that is strategically connected and placed in relation to the creation of places and spaces, streets and squares that are not dominated by parked cars and which encourage movement by non-car modes.
[142] One of the disadvantages of the originally proposed scheme was the scale of the underground car-park which extended under the whole of the residential components of the village. This was considered to present difficulties in spatial articulation as well as in the construction roll-out program and hence the envisaged staged completion or phasing of the development. The design proposals within this updated masterplan have evolved in sensitivity to the existing island topography to provide parking in basements/sub-structure below a substantial part of the development. The objective of providing sufficient and adequate parking in close proximity to the envisaged demand will closely reflect the clusters layout. Any
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 52 on-street parking would only be in a few locations and limited to specific user groups with accredited access/use.
[143] Residential parking is allocated proportionally adjacent to each residential cluster that it serves. Visitor parking is located towards the centre of the island below the Admiralty Square adjacent to the main commercial areas, the public sports facilities and at the edge of the Glacis Park. Visitor parking is provided for the people using the Marinas and for day visitors who are using the shops, restaurants and sports facilities or who are visiting the Glacis Park or the foreshore.
Figure 23. Car parking
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Figure 24. Car parking
Figure 25. Car parking
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3.10.2 Access around the site [144] Given that the only connection to the mainland is via the existing bridge, the phasing of its replacement/relocation is crucial during the construction phase of the project. This is also closely linked to the dredging operation to take place on the west shore of the Island.
[145] The sequencing of the operation shall be such that site access shall be maintained at all times, together with the uninterrupted provision of services supply to the island, including electricity, water and foul water drainage. Uninterrupted access will also be extended to the Marina, as well as Fort Manoel.
3.10.3 Traffic management and pedestrian movement strategy [146] As noted earlier, the traffic circulation strategy for Manoel Island emphasizes the pedestrian element around the whole Island. Surface vehicular traffic shall be limited to specific zones, with entrances to the underground leading off from the main vehicular distributor to dedicated parking facilities located in various areas within the development. The whole development shall nonetheless, be accessible to emergency vehicles, disabled users, and exceptional vehicle access which can be granted access on a merit system.
[147] The car parking facilities are located at sub-structure level with parking and spaces allocated proportionally adjacent to each residential clusters that it serves, as explained in previous sections of the document. A significant proportion of public car parking spaces are located under the main commercial clusters, and these are located on two underground levels.
[148] The overall car parking provision is envisaged to be more than the provision of 2,023 spaces approved in the 1999 Outline Planning Permit. It is estimated that a total of 2,615 car spaces may be provided.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 55 3.10.4 Green Mobility Agenda’ [149] The pursuit of a healthier and more efficient mode of transport will extend beyond the boundaries of this development in search for ways to reduce the demand for private vehicles to/from the island, thus improving on the air-quality of this area of Manoel Island and Gzira. This integrated work will be carried out during the following stages of the development with the involvement of appropriate consultants and stakeholders.
3.10.5 Traffic Impacts [150] A Traffic Impact Statement was already carried out for Manoel Island and Tigne Point in 1994. However, a review of the traffic impacts shall be undertaken for the following purposes, in line with a draft Terms of Reference issued by the Planning Authority:
. To undertake a policy review of the relevant national and local policies for the area; . Present the anticipated trip generation; . To analyse swept paths and sight-lines for the proposed new accesses (bridges) to / from Manoel Island.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 56 3.11 Utility Services
3.11.1 Water Supply
Figure 26. Water Supply
[151] The above diagram represents a centralised infrastructure system for cold water supplies. Potable water for the development will be supplied from the Water Services Corporation mains. The estimated volume of potable water required daily for the whole development is 580 m3 (780 m3 including irrigation).
[152] Each building and group of condominiums will be provided with:
. a meter room; . local domestic cold water storage tank and booster pumps; . local combined firefighting and rainwater reservoir with associated pumps; . generator supporting the essential building services.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 57 [153] A reverse osmosis plant is being considered for the hospitality facilities in the Lazzaretto, drawing water via boreholes on the mainland behind the Lazzaretto itself. Mains potable water will serve all other uses in the hospitality facilities.
[154] Local combined firefighting and rainwater reservoirs will supply each building and condominium group with irrigation for landscaping. Any surplus rainwater will be pumped to the central second class water storage tanks. These tanks will also store second class water produced by the central grey/black water treatment plant. Second class water will be pumped around the island in dedicated pipes meeting irrigation requirements for parks and open spaces as well as toilet flushing in public and commercial toilets.
[155] Domestic hot water in condominiums and small commercial units will be generated from local Variable Refrigerant Volume (VRV) systems with heat recovery. Domestic hot water for the main commercial hub and hospitality buildings will be generated from connections to the district heating system serving these facilities and storage calorifiers.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 58 3.11.2 Firefighting services
Figure 27. Firefighting services
[156] The development will have a dedicated central firefighting reservoir serving a network of external hydrants for Civil Protection Department use, pending further calculations and confirmation from the Fire Engineer. To provide a turnover of water this reservoir will also be used for irrigation in areas close to the tanks. The primary source of water for the reservoir will be second class water but a mains potable water connection will be provided as backup.
[157] Local combined firefighting and rainwater reservoirs will provide water for firefighting in each building and condominium group.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 59 3.11.3 Rainwater Drainage
Figure 28. Rainwater Drainage
[158] Each building and group of condominiums will be provided with a local combined firefighting and rainwater reservoir in the basement to collect rainwater from roofs and hard paved areas. Reservoirs will be sited to facilitate drainage by gravity as far as possible whilst respecting the clear headroom requirements in the basement car park. Collected rainwater will be filtered and used for local irrigation needs first but surplus rainwater will be transferred to bulk second class water tanks behind Fort Manoel before being redistributed for second class water uses and irrigation in the parks and other open spaces around the island.
[159] Rainwater collected from areas with vehicular access as well as drainage from plant rooms and fuel storage areas will pass through fuel interceptors to eliminate contaminants and then be pumped direct to the main sewer outfall.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 60 3.11.4 Sewage
Figure 29. Sewage
[160] The estimated total grey and black water production for the island is 385 m3/day. The aim is to treat and recycle as much of this as possible to reduce the impact of the new development on the local mains sewers and also to reduce the demand for mains potable water.
[161] The potential demand for second class water for toilet flushing would be approximately 50 m3/day. The potential demand for second class water for irrigation would be approximately 200 m3/day although this will vary through the year depending on season and weather conditions. There is therefore the potential to reduce mains potable water demand by up to 250m³/ day. Recycled rainwater will contribute to this saving as will the recycling of grey and black water in the proposed treatment plant.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 61 [162] The plant will be installed below ground close to The Gateway at the western end of the island. Grey and black water will drain under gravity to collection tanks at various locations across the site and from these tanks be pumped to the treatment plant. The collection tanks and pumps will be located in accessible areas not forming parts of the condominium blocks. The gravity parts of the drainage system will respect the clear headroom requirements in the car park. After treatment, the second class water will be pumped back to the central storage tanks behind Fort Manoel ready to be distributed for toilet flushing and irrigation.
[163] The water treatment plant will be connected to the mains sewers on Malta both for the discharge of effluent resulting from the treatment process and also so that the whole volume can discharge to the sewer as back up in case of failure or planned maintenance of the treatment plant.
3.11.5 Electrical Supply
Figure 30. Electrical Supply
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 62 [164] The existing Distribution Centre on Manoel Island has a transformer capacity of 22 MVA divided between the Tigne Point and Manoel Island projects. The current estimated peak electrical load for Manoel Island is 6.7 MVA.
[165] The Distribution Centre has two panels for Manoel Island designated ‘A’ and ‘B’. Diverse routed ‘A’ and ‘B’ 11kV HV rings shall be provided to two secondary MV switchrooms.
[166] From the MV switchrooms a maximum of 6 No. 11kV/400V transformers shall be fed via ring main units (RMU) on a 11kVring circuit. Three ring circuits are needed to serve the transformers across Manoel Island.
[167] Additional substations will be installed at different locations to provide electricity to each part of the island. Local standby generators associated with the substations will also be required for the island’s common life safety equipment, e.g. hydrant pumps, main telecom rooms and energy/water facilities.
[168] Each building and group will have the following:
. Meter room; . LV switchroom; . Standby generator supporting life safety and essential equipment.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 63 3.11.6 Telecommunications
Figure 31. Telecommunications
[169] The telecommunication infrastructure strategy allows for one entrance point to Manoel Island connected to the two main telecom rooms.
[170] Two main telecoms rooms will be installed to serve the two parts of the island. A network of cable ducts will then carry the telecommunication network to Comms Feeders dedicated to each building and cluster.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 64 3.11.7 District Cooling and Heating
Figure 32. District cooling and heating
[171] The above diagram represents the proposed district cooling and heating system that will serve the main commercial hub and hospitality buildings from a central plantroom behind the Lazzaretto.
[172] The use of a centralised 4-pipe scheme provides economies of scale and enables profile matching strategy in order to run the equipment at a high efficiency for most of the time, reducing the total installed capacity and associated capital costs.
[173] The optimum configuration of the plant has still to be determined but cooling could be a water-cooled system, an air-cooled system or a combination of both. In the case of water cooling system, the use of sea water for heat rejection will be investigated to minimize
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 65 the demand for potable water. Heating is likely to be by boilers or heat pumps, potentially supported by an array of solar thermal panels.
[174] District cooling and heating pipework will run from the plantroom to Energy Transfer Stations (heat exchangers) in each building providing hydraulic separation between the district and local systems.
[175] Cooling and heating for the balance of the development comprising the residential units and scattered commercial units will be from cooling provided by local Variable Refrigerant Volume (VRV) heat pump systems. These heat pump systems are an energy efficient means of providing cooling, domestic hot water and also heating to the residential units in the form of underfloor heating. In some units with direct roof access, the VRV system may be integrated with a solar thermal panel to provide a more energy efficient way of providing heating and hot water. Outdoor units associated with the VRV systems will be located in well ventilated compounds at car park level or in some instances, if feasible, at roof level.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 66
3.11.8 LPG
Figure 33. LPG
[176] It is proposed to implement a centralised LPG system to provide a gas supply for the required energy for cooking in the restaurants and cafés of the commercial hub and the hospitality buildings.
[177] The estimated total volumetric LPG storage at 7 bar is 30 m³.
[178] The likely location for the bulk LPG tanks is in the area of the ex-fuel tanks behind Fort Manoel.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 67 3.12 Resources
[179] Materials to be used are those normally and traditionally employed in the local construction industry. The Developer will consider all options to re-use excavated and other on-site available material should this prove to be practically feasible.
[180] In order to mitigate the extent of construction waste envisaged from the excavation on the island, as well as the dredging operation, the good quality uncontaminated material (as identified in the Geotechnical Investigations in the Environment Impact Assessment) shall be utilised. This shall be done in the land reclamation process, the backfilling operations and as part of the building operations on the Island. The re-use of this material shall minimize the need for any dumping of excavated/dredged material, and consequentially reduce the need for external supply of said materials and associated traffic generation.
3.13 Development Statistics
3.13.1 Employment - Estimates of number of person to be employed with estimates for each phase of development [181] It is estimated that the number of people to be employed on the construction site during peak periods will be 500. It is also estimated that the workforce expected to be employed through one role or another on Manoel Island once this is fully operational will not exceed 1000.
3.13.2 Hotel Capacity [182] The total number of hotel keys in the proposed development amounts to 130.
3.13.3 Dredging Works [183] The overall area proposed for dredging works amounts to circa 4,521 sq.m.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 68 3.13.4 Reclamation Works [184] The overall area proposed for reclamation works amounts to circa 5,250 sq.m for the area to be reclaimed by MIDI plc, with a further 9,300 sq.m for the Yacht Yard reclaimed land.
3.13.5 Excavation Works [185] Excavation works are required for the underground car-parking and service areas. The area of excavation amounts to circa 223,640 cu.m for car-parking and circa 66,570 cu.m for service areas. The basement levels vary in position depending on the existing topography and site levels.
4 PROJECT PHASING
[186] The project phasing plan is expected to consider all aspects of project importance including site management, logistics and sequencing. The project is expected to be implemented over a period of 5 to7 years.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 69 5 WASTE MANAGEMENT
[187] During both construction and operation, the management of waste should be an important consideration. The impact risk assessment on waste management shall be implemented and the scope shall be based on the wastes that are projected to be generated during the following phases of the project:
. Management of any historic existing buildings, during demolition and excavation; . Demolition of existing structures or buildings; . Excavation works required for the construction of new buildings; . Construction of the Project complex and ancillary drive roads; . Hotel operations for the first 5 years from commissioning.
[188] A detailed evaluation of the waste management implications that are likely to arise from the project, and the impacts that the generated waste shall have on the environment, as specified in the Terms of Reference, shall be undertaken.
[189] The demolition, excavation and construction activities are expected to give rise to solid as well as liquid wastes. These wastes shall be evaluated in terms of their potential impact on the environment in terms of local legal notices and EU Directives, including EC Directive 85/337/EEC followed by Directive (97/11/EC), enforcing national planning authorities to obtain information on the likely effects from “proposed mineral working by requiring an application to submit the relevant reports on the potential impacts.”
[190] All wastes shall be assessed for their possible:
. Minimisation; . reuse on site or elsewhere; . recycling on site or elsewhere; . recovery on site or elsewhere.
[191] The type of disposal sites for the generated wastes shall be identified and justified.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 70 [192] The area of influence that will reasonably be considered to affect potential receptors from the generated wastes due to the project, in all the five phases outlined above, shall be based on the following criteria:
. density and sensitivity of receptors; . extent of hazards associated with the emitted parameter; . mobility of the waste (eg water run-off, leachability); . quantity of generated waste; . composition of the current waste on the site; . criteria and procedures for acceptance at landfills (Directive 1999/31/EC and 2003//33/EC); . approximate duration of the waste generation.
[193] The areas and receptors that shall most likely be in the area of influence of the generated wastes, shall be the environment, habitats, permanent/temporary residents as well as users, of the following areas:
. the project site itself; . the nearby residential and commercial areas; . construction and operations personnel; . natural resources such as marine areas; . the disposal sites; . customers utilising the site during the operations phase.
[194] The mitigation measures relating to waste management are described in Section 7 below.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 71 6 ENVIRONMENT DATA
6.1 Bird Sanctuary [195] Manoel Island is listed as a Bird Sanctuary under Schedule V of S.L.549.42 (previously S.L. 504.71), the Conservation of Wild Birds Regulations.
6.2 Water Framework Directive
[196] Article 4(7) of the Water Framework Directive states that Member States will not be in breach of this Directive when:
. failure to achieve good groundwater status, good ecological status or, where relevant, good ecological potential or to prevent deterioration in the status of a body of surface water or groundwater is the result of new modifications to the physical characteristics of a surface water body or alterations to the level of bodies of groundwater, or . failure to prevent deterioration from high status to good status of a body of surface water is the result of new sustainable human development activities, . and all the following conditions are met: a. all practicable steps are taken to mitigate the adverse impact on the status of the body of water; b. the reasons for those modifications or alterations are specifically set out and explained in the river basin management plan required under Article 13 and the objectives are reviewed every six years; c. the reasons for those modifications or alterations are of overriding public interest and/or the benefits to the environment and to society of achieving the objectives of this directive are outweighed by the benefits of the new modifications or alterations to human health, to the maintenance of human safety or to sustainable development, and
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 72 d. The beneficial objectives served by those modifications or alterations of the water body cannot for reasons of technical feasibility or disproportionate cost be achieved by other means, which are a significantly better environmental option.
[197] The Water Catchment Management Plan indicates that the overall status of the Marsamxett Harbour area is not on the high side. However, it shall be ensured that the Marsamxett Harbour water body would not be polluted by human activities during both the construction and operation of the terrestrial and marine components of the development.
7 POTENTIAL ENVIRONMENTAL IMPACTS AND MITIGATION MEASURES
[198] The Environmental Impact Assessment conducted and conditioning the approved Outline Development Permit remains relevant and the proposals set out in the amended masterplan are not considered to significantly alter all the considerations of the said approved outline permit. However, the following sections describe the potential environmental impacts of the proposed development as well as the mitigation measures to be considered.
7.1 Land use
7.1.1 Manoel Island [199] The proposed development involves a modification of the current land use arrangements on Manoel Island the effects of which would be highly significant given that the ‘new’ uses will take up a substantial proportion of the island’s territory which can be redeveloped under the agreement between the Government of Malta and MIDI plc. The impact of the proposed land use arrangements is expected to be on the beneficial side, because their environmental impacts are expected to be on the lower side, and they will contribute
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 73 substantially to the attainment of the conservation objectives of the original Development Brief.
7.1.2 Surrounds [200] The proposed development should be expected to lead to increases in the values of properties located along Triq ix-Xatt and in the inner zones of Gżira. This would be an outcome of the investment opportunities in up-market food and beverage and high-end retail outlets, mainly along Triq ix-Xatt, and increased activity in the property development sector, mainly for rental apartments, in anticipation of the possibility (a realistic one) that a proportion of the people employed within the development would be expatriates who would prefer to reside within walking/cycling distance from Manoel Island.
[201] These impacts would be a mixed blessing, in that they are bound to lead to an increase of economic activity in the area, on the one hand, and to the further gentrification and haphazard development of the inner zones of Gżira. It is a well-known reality that the local plans which were approved between 1995 and 2006 (including the North Harbour Local Plan, which, among other things, covers Gżira) are weak with respect to the spatial organisation of residential areas.
7.1.3 Mitigation measures [202] The principal mitigation measure would be the upgrading by the Government of Malta, of the local area policies for Gżira, which should include effective policies through which high quality urban and landscape design interventions would be realised.
7.2 Landscape and visual impact
7.2.1 Impact [203] The proposed development will retain and ensure the integrity of existing character areas (such as the fort and the ex-Lazaretto Hospital area) through their adaptation for new uses, and add new ones (such as the proposed residential development) which are to be expected to add value to the existing landscape characteristics of the island.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 74 [204] All interventions are designed in deference, as it were, to the principal features which determine the character and visual amenity of the island. It is submitted that the proposed development would have a highly significant effect on the landscape and visual amenity of the island, which would however have substantial potential to be beneficial.
[205] Prima facie, the retaining of the yacht yard may be considered a ‘blemish’ on the integrity of the overall development. On the other hand, such facilities are integral parts of harbours and their character. The perceptions of residents, visitors to Manoel Island, and casual observers (such as pedestrians walking along the Triq ix-Xatt promenade) with respect to the yard are therefore bound to be mixed.
7.2.2 Mitigation measures [206] The only measure which is available to the project design team is therefore the quality and sensitivity of the urban/landscape/architectural design of all the interventions.
7.3 Air quality
7.3.1 Construction works [207] During construction works, air quality can be adversely affected by particulates generation to air from the following activities: . excavation and demolition works; . the transport, storage, and handling of dust laden materials; . the use of diesel powered heavy goods vehicles (HGVs) and off-road equipment (such as air compressors). It should be noted that Maltese contractors rarely invest in new state-of-the-art HGVs and equipment. In other words, the vehicles and equipment used. Furthermore, it is well-known that diesel powered engines are highly polluting, and some EU Member States are seriously considering curbing their use; . diesel engines are also responsible for the emission of substantial amounts of other dangerous pollutants such as oxides of nitrogen and carbon monoxides; . particulates are also generated by break-wear.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 75 7.3.2 Operations [208] During operations, the principal source of development-generated air pollution in the Gżira area would be development traffic. In Malta, air pollution resulting from transport is on the high side on a per capita basis because of the relatively high rates of private-car ownership and dependence and the age of the Maltese fleet.
[209] Electrical energy consumption, which would also be substantial, would result in pollution in the areas affected by the dispersion of the pollutants emitted at the Delimara Power Station.
7.3.3 Mitigation measures Construction works [210] Construction works would need to be carried out within the framework of a Construction Management Plan (CMP) which would need to include a section which describes the Environmental Management System (EMS) that would be adopted during specific phases of the works. The CMP should provide for the role of the environmental officer and the status of this officer within the site management hierarchy, together with drawings, specifications, and literature about systems, methods, and technologies that would need to be adopted to ensure the minimisation and appropriate control of adverse impacts on the following: . air quality, . the marine environment, . the natural and cultural heritage resources, and with respect to the following: . noise . vibration . light pollution . contingencies
[211] In the case of air quality, the construction site measures would include, but not limited to the following:
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 76 . the storage of dust laden materials in areas in the construction site which is protected from the prevailing winds; . wheel and under-carriage washing facilities for vehicles exiting the construction site into Triq ix-Xatt, and the provision of a hard surface between the washing facilities and the exit point; . the duration of the storage of both raw and waste dust laden materials to be stored on site should be on the short side; . sands and aggregates should be stored either in silos or in mounds covered with a material such as tarpaulin. These minds should be sprayed with water on a regular basis; . the load box of HGVs carrying dust laden materials should be securely covered with a material such as tarpaulin; . the handling of such materials should be done in a manner that minimises dust generation; . the construction site manager should be empowered to refuse entry into the construction site of any vehicle which is not up-to-date with respect to the VRT or which are considered too polluting.
Operations [212] A Green Travel Plan (GTP), which has become a requirement under the National Transport Master Plan, will be prepared to identify the measures which will be adopted to reduce the traffic generated by the development and minimise air pollution.
[213] The GTP would, among other things refer to the following: . how commercial entities based in the development would be encouraging employees to make use of modes of transport other than the private cars. They can either offer perks to whoever uses public transport or car-pooling, or provide transport for their employees, . how residents, employees, and visitors would be encouraged to cycle within the grounds of the proposed development. The infrastructure would be designed to be cyclist-friendly, and bicycles would be made easily available to anyone who opts to make use of them,
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 77 . Incentives to cater for cleaner modes of private transport will be encouraged. . all companies based in the development would be expected to invest in electrical or autogas fuelled vehicles used for company business. . the provision of charging points for electrical cars of the rapid-charge types in the public/employees parking facilities and home charging points in the residential clusters’ car parks. The operators of the near-by fuel station could be encouraged to install in one or more autogas dispenser, the operators of the development could also consider the installation of autogas dispensers in one or two strategic locations in Manoel Island. Currently, such dispensers need to be attended, so in the short-term this is not a viable option; however, in the near future self-fill dispensers are bound to be permissible.
[214] The building services for the different components in the development would be designed in a manner that minimises the use of both energy and water. Prior to the commencement of the EIA process, the consultant building services engineers would be expected to produce a detailed Building Services Report (BSR) which, together with the above- mentioned CMP, would be distributed to the EIA team for their evaluation of the resource- saving capabilities of the proposed M&E systems.
[215] The project will aim to reach a total of 10% of the energy consumed in the development would need to be generated through renewable energy systems (RES).
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 78 7.4 Water bodies
[216] The principal water body in the area is the Marsamxett Harbour, the quality of which is, as should be expected on the poor side. The harbour waters have been studied quite extensively, and these provide substantial information for the adoption of a harbour-wide EMS designed, among other things, to upgrade and subsequently maintain acceptable quality levels.
7.4.1 Impacts Construction works [217] During construction works the harbour waters can be further contaminated by the following: . water borne particulates during rainy days or resulting from the dust-control measures which involve the use of water, . particulates and other contaminants escaping into the sea during marine engineering works, . spills or leaks of hazardous liquids such as building chemicals, fuels, or lubricants, . the improper use of pesticides, herbicides, and fertilisers in the landscaped areas.
Operations [218] During operations the harbour waters can be further contaminated by the following: . the above-mentioned improper use of pesticides, herbicides, and fertilisers in the landscaped areas, . the flow of contaminated waters from the roads and landscaped areas into the sea, . the use of certain anti-fouling coatings/treatments for boats/yachts in the marina, . discharges of oils and/or lubricants from boats/yachts in the marina, . discharges of grey/black waters from boats/yachts in the marina, . the use of detergents (and other substances) for the cleaning of boats/yachts.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 79 7.4.2 Mitigation measures Construction works [219] The above-mentioned CMP should describe in detail the measures that would need to be taken in order control, or preferably, prevent the escape on contaminants into the sea. These would include, but not limited, to the following: . containment systems for contaminated water leaching from storage areas used for dust-laden raw or waste materials. The design of these storage systems together with the bunds should be illustrated in the above-mentioned CMP, . bunded storage systems for hazardous raw materials (e.g. fuels, lubes, building chemicals, paints, solvents, and so on) and wastes (e.g. waste packaging). The above- mentioned CMP would need to present a detailed design of the haz-mat storage systems, together with procedures which would be adopted regarding access to these facilities. Among other things these facilities should be located at a distance from the waterside, . no on-site servicing of road vehicles should be permitted, while the CMP would need to show where and how off-road equipment would be serviced and re-fuelled, . the installation of a system which would preclude the overflow of contaminated waters from the landscaped areas and the roads into the sea, and . the CMP would need to illustrate in detail the equipment and measures to be used during the marine engineering construction and dredging works for the control, and preferably, the prevention of the further contamination of the marine body. This part would need to refer to measures which would be taken to contain any accidental spillages/leaks.
Operations [220] The above-mentioned system designed to control the overflow of contaminated waters into the water body would also be used during operations.
[221] The marina operators should provide facilities for the pumping out of hazardous fluids which would need to be made available to all users. This said, the Marsamxett Harbour
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 80 stakeholders should be expected by the authorities to jointly formulate and implement an enforceable harbour-wide EMS.
7.5 Noise and vibrations
7.5.1 Impacts Construction works [222] Noise and vibrations are problems which feature in construction sites. Vibrations are normally considered serious issues during excavations, while undesirable and potentially harmful noise generation normally occur during most of the construction period.
Operations [223] The most evident source of noise during operations should be expected to be traffic, the yacht yard, and the marina.
7.5.2 Mitigation measures Construction works [224] Vibrations would be an issue within the Site and the CMP will be expected to refer to measures which ensure (where relevant) the structural integrity of the buildings of cultural heritage value.
[225] In the case of noise, the CMP would need to illustrate how noise generation would be controlled, for example through the erection of appropriate hoarding systems.
Operations [226] The principal noise abatement measure would be the reduction of traffic noise through the implementation of the parts of the above-mentioned GTP designed to minimise the use of private cars for inbound and outbound trips to and from the Site. The encouragement for the use of electric vehicles can also be an effective measure.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 81 7.6 Ecology
7.6.1 Impacts Construction works [227] Construction works can be detrimental to all ecological resources [avi, terrestrial, and marine flora and fauna] in the area because of their obliteration by activities such as construction works in land were such resources occur and land reclamation works. They can also be adversely affected by unmitigated or poorly mitigated impacts of the following: . particulates generation to air from the following activities: excavation and demolition works, the transport, storage, and handling of dust laden materials, the use of diesel powered heavy goods vehicles and off-road equipment (such as air compressors). . water borne particulates which may end up either in areas where ecological resources occur or in the sea. This could be an outcome during rainy days or the dust-control measures which involve the use of water. . spills or leaks of hazardous liquids such as building chemicals, fuels, or lubricants into areas where ecological resources occur or in the sea. . noise and light pollution with respect to terrestrial and avi-fauna. . a landscaping scheme which involves the indiscriminate removal of existing habitats, the planting of alien/invasive species, and the excessive use of pesticides, herbicides, and fertilisers. The latter may also end up in the sea, adversely affecting marine ecological resources.
Operations [228] During operations, the main adverse impacts on ecological resources are expected to result from the following: . trampling in areas where habitats are retained. One could argue that such trampling already takes place, and once the landscaped areas are completed this is bound to decrease substantially;
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 82 . light pollution resulting from poorly designed external lighting systems . adverse impacts on water quality mainly from the marina operations. These are discussed below.
7.6.2 Mitigation measures Construction works [229] The construction works would need to be carried out within the framework of the above-mentioned CMP, the measures in which regarding air quality, the marine environment, noise and vibrations and so on would also be applicable to ecological resources. The systems designed to control the flow of contaminated liquids into the marine environment would also be applicable to the areas which are intended to be vegetated.
Operations [230] The species planned in landscaped areas should be acceptable to the ERA with reference to the landscaping guidelines issued by the agency.
[231] The maintenance of these areas should include the proper use of pesticides and fertilising systems, which should preferably be environmentally friendly.
[232] The EIA team should be provided for their assessment a Landscaping Management Plan (LMP) for these areas which would, among other things, indicate in detail the species that would be planted and the systems and substances (including quantities and time-tables) which would be used for plant health and nutrition, waste management, and so on.
[233] All external light fittings would need to be designed in a manner that precludes light pollution from the development.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 83 7.7 Cultural heritage
[234] The proposed development is essentially a conservation project designed to adapt Manoel Island for land uses which are viable and have the potential to generate the funds required for the safeguarding maintenance of the historic buildings, monuments, and settings.
7.7.1 Construction works [235] Following the approval by the relevant authorities of the proposed interventions, it would be essential for the contractors to be guided by detailed method statements designed to ensure that the existing assets are properly restored and protected.
7.7.2 Operations [236] During operations, it would still be essential for the cultural heritage assets to be regularly maintained under the guidance of suitably qualified personnel.
[237] Secondly, it would be important for the traffic-reduction strategies in the above- mentioned GTP to be effectively implemented to reduce as much as possible the occurrence of air borne substance which may harm the cultural heritage assets in the island.
7.8 Waste management
7.8.1 Impacts [238] During both construction works and operations, the production of waste should be minimised and plans for the reuse, recycling, separation and so on be prepared. A detailed Waste Management Plan (WMP) for both construction works and operations will therefore be prepared and submitted for the vetting of the EIA team.
7.8.2 Mitigation measures [239] The generated waste shall not be dispersed to the environment since proper mitigation measures shall be assumed to be undertaken for the Project.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 84 [240] Dispersion of the wastes on the environment has a two-fold impact effect:
. distance of the dispersion from the source; . level of the impact.
[241] The whole project, from the demolition to the operations phase shall invariably generate solid and liquid wastes. For this purpose, the Project is proposing the standard waste collecting procedures operating from other similar projects in Malta and Gozo. This entails the following facilities:
. A system for collection of sewage which will be connected to the project general sewage management system; . Facilities for the collection of waste oils and other non/hazardous wastes, which will be collected by a local contractor; . Containers for batteries & accumulators, whereby staff and customers shall be encouraged to dispose of used batteries; some of the batteries such as lead acid are recyclable through a local contractor; . Facilities for collection of municipal solid waste in separate containers (plastics, metal, glass, paper, organic & other materials).
[242] The identification of sensitive receptors affected by the respective phases of the project shall be based on the following:
. the type of wastes currently present on the site, as subsequently confirmed by analytical measurements, since the presence of asbestos material may still be present inside the buildings; . the type of wastes that is projected to be generated during the excavation and demolition phase; . the projected handling of the identified wastes during the excavation and demolition phase which may emit dust particles.
[243] It is likely that generated wastes may have to be temporarily stored on site or off- site. In this case, the quantity and frequency as well as the transportation details and frequency shall be indicated.
Amended Master Plan for Manoel Island – Project Description Statement – October 2017 85