Qormi Offic Development PDS PA 2939-19

PROJECT DESCRIPTION STATEMENT

To construct a mixed use medium rise commercial block. Comprising of the excavation of the site and construction of a 3 storey car park (183 spaces) and showroom (Class 4B) below street level and a 13 storey office block (Class 4a) above street level. The existing old building in Triq l_Erba’ Qaddisin c/w Triq il-Belt Valletta will be retained and façade restored Qormi

PA 2939/19 ______

June 2019

Table of Contents

1 Introduction 3

2 The Site 5 General descriptions of the Site 5 History of the Site 6 Land Use Policies 9 Present / Surrounding Land uses 12 Building heights 12 Objectives 13

3 Proposed Development 15 General objectives of the Development 15 Physical Characteristics of the Development 15 Timing of the Development 19 Usage of Raw Materials 19 Renewable sources of Energy 19 Vehicle Circulation, Servicing and Public Transport 19 Transport Routes to and from Site 20 Employees 20

4 Cultural Heritage 21 Historic Farmhouse 21 Visual Amenity 23 Impact on the visual of the surrounding site 23

5 Proposed Services 24 Energy efficiency and water conservation measures 25

6 Proposed Construction Operations 26

7 Proposed Environmental Operations on Site 31 Effluent discharges 31 Waste storage and handling 32 Waste recovery or disposal 32

8 Expected Generated Waste Streams 33 The Construction Phase 33 Generation of wastes from the proposed office operations 34 Generation of Municipal wastes 35 Grey and sewerage effluent 36

9 Water Management 37

10 Potential Impacts and Mitigating Measures 39

11 Conclusions 40 ______

Appendix A 42 Appendix B 44 Appendix C 46 Appendix D 48

1.0 INTRODUCTION

1.1 This document presents a project description statement (PDS) for the construction of offices and a small commercial outlet at an exisitng site in Qormi which is already fully committed for urban development as per PA 836/10. The latest application bears a tracking number PA 2939/19 and was submitted by Mr. Joseph Portelli (The Applicant). The site is currently occupied by an old farmhouse and a vacant plot of land and its status and location are displayed in the aerial photo below.

Photo 1: An Aerial photograph of the Site at Qormi

1.2 This technical report has been compiled in accordance with the Guidelines for a Project Description Statement , issued by the Environment and Resources Authority (ERA ). The design of the proposed project is the responsibility of Perit Annamaria Attard Montalto.

1.3 This document outlines the operations and the possible impacts together with the proposed mitigation measures which this proposed development might have in the site area. It also provides guidelines for sound operations of the facility to be sustainable and effective.

1.4 The PDS has been prepared in accordance with Regulation 5 (1) of the Environmental Impact Assessment Regulations, 2007 (Legal Notice 114 of 2007).

1.5 The objective of this planning application is the transformation of the site to have an office development which will integrate with the existing business community within the area.

2.0 THE SITE

General Descriptions of the Site

2.1 The site proposed for development, is triangular in shape, having an area of approximately 3,846 square meters, is located within the limits of development boundary and has frontages on Triq Hal Qormi (an arterial road) to the south, Triq il-Belt Valletta to the north, and Triq L- Erba’ Qaddisin to the west. The site currently consists of undeveloped land with the only structure on site being an old agricultural building having an area of approximately 250 sq.m. The site present access is from Triq L-Erba Qaddisin.

2.2 The site in question is characterised by derelict agricultural land, which has recently undergone soil clearance as instructed by the Superintendent of Cultural Heritage in view of the approved development permit PA 836/10.

2.3 The site’s surroundings are characterised by commercial, residential and industrial development on the eastern, northern and westerns sides, as well as a large area dedicated for sports and leisure activities on the southern side.

2.4 It is to be noted that the adjacent areas are zoned as areas of mixed use as outlined in the Grand Harbour Local Plan.

2.5 At present within the site area there is an old agricultural building having an area of approximately 250 square meters and located along Triq l-Erba’ Qaddisin c/w Triq il-Belt Valletta. The existing farmhouse will be retained, as per CHAC’s recommendation (Minute 31 - PA 836/10) and will form part of the commercial development through its conversion into office space. The new building’s design is such that the farmhouse will be completely isolated from the rest of the development (as also required by CHAC – Minute 31 – PA 836/10), linked at its ground floor level to Level 1 of the proposed development.

History of the Site

Planning History

2.6 The area in question has been subject of a number of planning applications of which details are outlined in Table 1 below.

Table 1 List of Site Development applications submitted to the Planning Authority Case Number Location of Description of works Applicant Architect Decision development Site at Ta' L-Erba Qaddisin Introduction of service road in Mr Joe Withdrawn Mr. Joe PC/00040/08 kontrada Ta' L- lieu of front garden and public Bugeja obo by Cassar Istabal, Triq Hal- open space. M.J.S. Applicant Qormi, Qormi. Proposed commercial Site at, Triq Hal- development to include Qormi, Triq l-Erba showroom at ground floor, Mr Joseph Perit Joe Grant PA/00836/10 Qaddisin, Valletta overlying offices and Bugeja Cassar Permission Road, Qormi basement parking spaces and storage. Phase 1 Works_ To demolish accretions to existing old Site at, Triq Hal- structure-structure is being Perit Qormi c/w Triq l- retained. Removal of rubble Annamaria PA/04742/17 Erba Qaddisin walls, uprooting of trees and Eric Saliba Pending Attard c/w, Triq Valletta, removal of soil. To excavate Montalto Qormi, Malta site and construct 2 underground parking levels. Upgrading of junction. To excavate the site up to three levels below Triq Hal Site at, Triq Hal- Qormi, accommodating two Perit Qormi c/w Triq l- levels of car parking as well Federico Annamaria PA/07446/17 Erba Qaddisin Withdrawn as a showroom. To construct Rossi Attard c/w, Triq Valletta, an office block within a Montalto Qormi, Malta medium-rise building and to retain the existing old building.

2.7 Planning Control application PC 40/08 proposing the introduction of a service road in lieu of front garden and public open space was submitted to PA. The service road was considered unacceptable in view that it did not allow for a pavement plus un/loading. However, it must be noted that a Planning Control permission PC 7/08 proposing the amendment of policies CG14, BK04, QO03, QO04 and SV01, and Maps BKM2, SVM1 and QOM1 of the Central Malta Local Plan. This application refers to two blocks with frontages on Triq il-Belt Valletta for which the change in zoning of the area from the originally designated industrial area into a mixed-use area was being proposed. PC permit granted on 13/11/2008.

2.8 A planning application PA 836/10 was filed and eventually approved by PA for the construction of a commercial development consisting of a showroom at ground floor, overlying offices and basement parking spaces and storage. The approved building is organised on 8 levels, due to the sloping nature of the site, consisting mainly of 3 floors plus basement levels and an overlying penthouse level from highest street level.

2.9 In 2017 the urban development proposal was changed of a 13-storey building supplied by a three-level basement parking level. A section of the proposed building is presented in diagram1 below.

Diagram 1: Proposed Elevation from Triq L-Erba’ Qaddisin

The current applicant has redesigned the proposed development in accordance with the existing Floor Area Ratio policy. The developable land use area was worked as outlined in Table 2 below.

Table 2 Floor Area Ratio workings for the proposed Development

Land use Policies

2.10 The site is located within a Mixed-Use Area with the whole frontage onto Triq l-Erba’ Qaddisin allowing the provision of overlying residential units and the rest of the site designated as a Mixed-Use Area without residential units, as indicated in Map QOM1 of which a copy is presented in the diagram below (amended policy Map, 2008).

2.11 The whole site has a designated building height limitation of 3 floors plus semi-basement, as indicated in Map QOM3 which stipulates that;

2.12 The area fronting Triq il-Belt Valletta as indicated in the Qormi Area Policy Map is rezoned from terrace houses to the development of industry (Classes 11 and 12 of the Use Classes Order, 1994). Development permission for new residential development in this area will not be granted.

2.13 The area of land fronting Triq il-Belt Valletta that is zoned as a green area in the TPS (1988) is being designated for the development of industry (Classes 11 and 12 of the Use Classes Order, 1994).

2.14 Although the existing block was zoned for terrace houses in the TPS (1988), it has already been predominantly developed into workshops and industries. As such this area is not suitable for the development of new residential units and is being rezoned accordingly.

2.15 The green area that was zoned in the TPS (1988) cannot function as a public recreational area due to its location surrounded by an industrial zone and since it is evidently cut off from the residential areas of Qormi by major traffic routes. Consequently, this site is being rezoned to allow for an efficient use of this space.

2.16 The development is subject to policy QO04 – Mixed Use Areas as the site is surrounded by industrial development on three sides while the surrounding areas are zoned as areas for mixed use. Therefore, the CMLP considers the designated site as appropriate for the development of warehousing since it offers a suitable alternative location for the relocation of existing warehousing premises from within the residential areas of Qormi and is also adjacent to the main road network.

Site Present / Surrounding Land uses

2.17 The site’s surroundings have an industrial and commercial commitment since it is located very close to other similar activities in the area. The following general uses were identified: The north-western area of the site mainly consists of a mix of industrial, retail and residential development while the northern areas of the site are characterised by a predominantly industrial environment, consisting of a series of warehouses, garages and a large derelict factory.

2.18 The eastern area of the site is characterised by a series of residential units, with underlying stables or retail outlets related to the horse racing activities. Only two large buildings were visible along Triq Hal Qormi, which are occupied by Maltapost plc and Food Chain Ltd.

2.19 The south-east area of site is characterised by another triangular shaped site which is presently being developed into a commercial establishment. Within this area there are a number sports related activities, mainly the Marsa Horse Racing Track and Royal Malta Golf Course. The Marsa Park and Ride lies just adjacent to these facilities and a few meters away from the site.

2.20 The south-western zones of the site consist of large commercial establishments; LandMark complex and PAVI commercial complex as well as a large industrial factory, Nylon Knitting ltd while the western areas mainly consists of a mix of industrial, retail and residential development.

2.21 It is evident that the site is surrounded in its entirety by mixed-use development which includes: residential units, commercial (retail) and industrial development, agricultural uses, areas dedicated for leisure and sports, utilities and infrastructure and public areas. Therefore, it can be concluded that the proposed development respects the context of the surrounding mixed-use environment.

Building Heights 2.22 It is to be noted that the intensely developed areas within the northern areas of the site are characterised by building heights ranging from 1 to 5 floors. Furthermore, several applications within the area have been submitted to the PA and are currently at processing stage. Most of these applications are proposing an increase in height of some of the buildings to the maximum height limitations set in Development Control Design Policy, Guidance and Standards 2015.

2.23 The south-western areas are occupied by the large commercial complexes which range from 1 to 3 floors, while the south-eastern area mainly consists of open landscape related to the Marsa race track, a transport hub with a park and ride facility and the golf course club.

Objectives 2.24 The proposed development is mainly related to office services but it also accommodates a showroom at ground floor level. It also constitutes a basement parking facility, which will accommodate a total of 189 vehicles within a three-basement level parking area.

2.25 The proposal will have a particular striking visual form as visible in the following renders, leaving the exiting farmhouse building with a circulation space and the current road access. This is illustrated in diagrams 2 and 3 below.

Diagram 2 Lower section of the building

Diagram 3 View of the building from the top levels

3.0 THE PROPOSED DEVELOPMENT

General objectives of the development

3.1 The present activity which is taking place at this site at Qormi concerns the operations which are normally found in industrial / commercial zones which are already present within the area. The proposed development will be seeking a state of the art office block which will be accommodating the services industry which is now one of the backbones of our economy. Such proposal will make the development more holistic since it will have a full office setup for a number of organisations which offer different services on the island from the same spot and the site will also be providing car parking spaces for the employees and visitors alike.

Physical Characteristics of the Development

3.2 The application in question concerns a comprehensive plan for a state of the art office block and a small showroom at ground floor level which are furnished by a three-basement level parking area. The purpose of the developer is to ensure that a high standard of office infrastructure is planned and delivered to meet the needs and objectives of the current economic model which the country is adopting. Ultimately an efficient and high-quality infrastructure will be a vital asset in the day to day operations of this building.

The details of the proposed land uses are presented in Table 3 below

Table 3 Proposed Land use

Gross Floor Level Description Area - Sq mts

84 Parking Spaces + 12 B03 motorcycle spaces

84 Parking Spaces + B02 12motor cycle spaces

11 Parking Spaces + 2 B01 loading/ Unloading bays

B01 Showroom 979

Office + 10 parking L00 spaces 1097

L01 Office 688

L01 Office 0

L02 Office 1097

L03 Office 1097

L04 Office 1097

L05 Office 1097

L06 Office 1097

L07 Office 1097

L08 Office 1097

L09 Office 1097

L10 Office 1097

L11 Office 696

L12 Office 696

L13 Office 696

Total 14,725

3.3 The proposed development will be having approximately 13,746 square meters of office space and 979 square meters of showroom space. It will be also catering for 189 parking spaces. In view of the FAR Policy application, the project will be having 1,373 square meters of open spaces which are distributed alongside the site’s perimeter. It is to be noted that 50 percent of the site will be left as open space which embellishes the site and contributes to the public amenity to the surroundings.

Diagram 4: Visual Perspective of the proposed development

3.4 A landscaping programme will be introduced around the perimeter of the site area as indicated in Diagram 5 below.

Diagram 5: The Proposed Landscaping Programme at the ground level of the Development

The proposed development will be also introducing planters on terraces as illustrated in Diagram 5 above. Apart from its positive visual effect, such feature:

• Reduces the urban heat effect • Cleans outside air of pollutants and dust and offsets the carbon footprint of people and fuel emissions • Cleans interior air space by removing VOCs and other harmful toxins like benzene • Acts as a sound proofing barrier • Soil and plants are a natural filter that can clean the water that flows through the wall

Timing of the Development

3.5 The construction of the proposed development will commence as soon as the permits are issued from the Planning Authority.

Usage of Raw Materials

3.6 The proposed development will be using the usual raw materials needed for the construction for the office block. These will consist of concrete blocks, cement, lime, water, steel rods and fuel. After having finished the construction of these facilities, it is expected that there will be an increase in the energy consumption since at present the site is vacant of any development.

Renewable sources of energy

3.7 The promoter of this development is also considering of investing in renewable energy technologies. It is anticipated that solar panels will be installed on the roof area of the building as indicated in the architectural drawings.

3.8 With such an amount of roof area it is estimated that around 810 Kilowatts can be generated daily from such solar panels.

Vehicle Circulation, Servicing and Public Transport

3.9 The site is already has adequate circulation space so as to avoid traffic management problems. The present access point from Triq l-Erba’ Qaddisin which will be retained, is adequate for the required vehicles which will travel to and from this development.

3.10 The local access road Triq l-Erba Qaddisin is located just off Triq Hal-Qormi which is the major thorough fare in the area has enough vehicular capacity for the heavy vehicles to access this road network. In addition, the site entrance and exit point is specifically designed for vehicles to be able to move in a forward direction. The access from the main road network has the adequate:

• Turning radii • Angles of approach and • Sight lines for the safe entrance / exiting of vehicles and for other road users.

Transport routes to and from site.

3.11 Transport routes to and from the site will vary according to the activity which is being carried out at a particular time. It is foreseen that most of the routes in relation to the proposed development operations will be concentrated within the major arterial and distributor road network of the area, since there are good transportation links. Also a good number of public transport services flow through this road network to serve the central areas of the island. Thus Triq Hal-Qormi will be the specific route which will be used for the transportation of the required services at this development site.

Employees

3.12 It is anticipated that the proposed building will have the following number of employees.

Table 4 No of Employees Offices 475 Showroom 5 Total 480

4.0 CULTURAL HERITAGE

4.1 The site area and its surroundings is home to archaeologically and historically important features. The north-western side of the site lies within an archaeological area which includes tomb features with a Class E degree of protection. The archaeological features consist of a tomb with a single shaft and three chambers.

4.2 A historic farmhouse is present within the site in question and details are described further below. The superintendence of cultural heritage has directed that an archaeological survey of the site is carried out and this is currently ongoing. Findings will be reported to the Superintendence of Cultural Heritage.

Historic Farmhouse 4.3 The farmhouse with is present on site had a vernacular style and it features in the 1900- 1919 survey sheet which indicates that it was set in a rural environment, on the outskirts of the village of Qormi. The kapitelli on the top of part of the facade overlooking Triq l-Erba’ Qaddisin reflect a vernacular style of building that goes back 300 years.

4.4 The building is built with thick walls but demonstrates a number of alterations or additions at later stages. The unmatching courses along the elevation on Triq l-Erba Qaddisin and the added and different type of stone on the side of the building, internally, are two points that hint at the alterations or additions to the building.

4.5 The building is constructed using traditional methods, with stone arches and stone slabs, and some timber beams and stone slabs in some rooms. The roofs are covered with the traditional deffun waterproofing system that appears to be in good condition but requires maintenance in most areas as it exposes several cracks.

4.6 The restoration method statement states that the property is in a good state of repair internally and in need of repair particularly externally. The required intervention will be that

of the restoration of the two facades; that on Triq il- Belt Valletta as well as that on Triq l- Erba’ Qaddisin. The ground floor of the façade on Triq l-Erba’ Qaddisin has been rendered whereas the upper floor has remained on exposed stonework. The entire façade on Triq il-Belt Valletta is exposed stonework however shows remnants of a previous cement- based render, and biological growth can be seen on the upper courses. The stonework is in a relatively bad state of repair at the lower courses on both facades, probably made worse by the cement-based renders and cement pointing present from previous interventions. Many deteriorated stones were noticed and were also mapped to be changed on the façades.

4.7 Guidance on and planning policy relating to the protection of archaeology and cultural heritage is provided by the Cultural Heritage Act 2002 , the Structure Plan for the Maltese Islands 1990 , the Grand Harbour Local Plan 2002 and the North Harbours Local Plan 2006 .

4.8 The Cultural Heritage Act provides overall protection to “...all movable or immovable objects of artistic, architectural, historical, archaeological, ethnographic, palaeontological, and geological importance...” and includes information and data relative to cultural heritage in Malta. It also includes “...archaeological, palaeontological or geological sites and deposits, landscapes, groups of buildings…which have an historical value”.

4.9 The restoration method statement also highlights a methodology of how the façades will be restored. Restoration works will be as follows: a. Trial patches to be carried out to decide on interventions for removal of render at lower courses, as indicated in mapped drawing b. Erection of Scaffold c. Removal of render d. Cleaning of all façade, including application of biocide at upper courses as indicated in mapped drawing e. Stone replacement f. Pointing g. Plastic repair if necessary h. Consolidation as necessary (of the niche) 22

i. Maintenance of existing timber apertures where possible, replacement of those which cannot be salvaged j. Application of velatura.

Visual Amenity 4.10 The landscape and visual amenity assessments were based on a desk study and on-the- field survey which at present are still ongoing.

4.11 The major road link which runs along the site supports a land use mix of warehouses, light industries, residential building, offices, and retail outlets.

4.12 Though the proposed development is projected to be 13 storeys high, it is has been designed to have the least visual possible impact in the area. However it is to be noted that a visual impact is currently underway and will be presented as separate document.

4.13 The visual influence for the proposed development and viewpoints were defined using a combination of desk-based and field-based techniques.

Impact on the Visual of the surrounding area 4.14 A visual impact report has been requested by PA and at present the study is ongoing and has not yet been concluded.

5.0 PROPOSED SERVICES

5.1 The site is connected to the electricity grid, to the water mains and also with the sewerage systems, in the area.

5.2 A rain water reservoir with a total capacity of 240 cubic meters is going to be constructed on the site. Being aware of the present hydrological aspects, the applicant will be concreting all of the site’s surface area in order to prevent any accidental spillages from entering into the aquifer. This is being done to protect this scare resource.

5.3 In addition the following conditions are also being currently taken into consideration and their imposition in full or partially are imperative for the safeguard of this depleting national resource.

1. Toxic materials, chemicals, solvents, heavy metals, hydrocarbons, etc if handled have to be adequately stored and disposed of from this site in accordance with the waste management regulations.

2. The site has to be provided with all hygienic amenities mainly sewerage systems as necessary and furnished by oil separator systems.

3. The rainwater captured in the rain reservoir facilities, will serve as a means to reuse and recycle water for secondary purposes.

4. The whole area will be having impermeable floors and the hard standing have to be done accordingly.

5. All activities within this site are to be controlled so as to reflect the above conditions and any other conditions imposed on them by the relevant authorities.

Such precaution measures will assure that the mean sea level aquifer, which is present in the area, will be adequately protected.

Energy efficiency and water conservation measures

Ventilation and Air conditioning 5.4 The building will use mounted air handling units to achieve the required air changes in the commercial spaces. Cooling for the space will be done by high efficiency VRF units that will be directly connected to the air handling unit, therefore air supplied the space will be pre- cooled. The air handling unit will have heat recovery measures to reclaim lost heat through ventilating the space. To minimise cooled/heated air the commercial spaces shall have automatic closing doors and air curtains.

5.5 Offices will be cooled by a VRF system and ventilated with a heat recovery system on each floor. All apertures shall have electronic contacts to switch off the AC unit in the particular room to reduce energy losses.

Lighting 5.6 Minimum illumination levels will be as stated in relevant CIBSE Standards. All opening to the outside are enough to meet the background minimum illumination levels for human comfort. However, to meet the illumination levels stated previously, an artificial lighting system is to be designed and installed in order to meet the appropriate illumination levels for the different designated areas. All light fittings shall be LED type and have a high energy efficiency rating. The system should be designed and installed as per latest Enemalta, MRA Regulations and IEE Regulations.

Glazing 5.7 All glazing shall be double glazed and have a thermal transmission of 2.8W/ (sqm. K) or better glazing will have high light transmission properties and low indoor and outdoor reflectance and provide high level of security.

Water conservation 5.8 The building will have an underground reservoir that will be receiving rain water which will be utilized for the irrigation of the landscaping areas of the development. The water from the reservoir will also be used to supply the firefighting system which will be installed on site.

6.0 PROPOSED CONSTRUCTION OPERATIONS

6.1 The works on site are expected to take 24 to 36 months to complete, and have been divided into the following phases:

Phase 1 – Restoration of existing Farmhouse and water mill. Phase 2 – Soil clearance Phase 3 – Excavation Works Phase 4 – Construction of two floors below road level Phase 5 – Construction of floors above street level Phase 6 – Electrical and Mechanical installations Phase 7 – Internal & external Finishes

It is anticipated that the volume of rock excavation within the site will be approximately 28,385 cubic meters. However, a detailed construction and management plan will be submitted to the PA.

Diagram 6: A Transverse section of the proposed building

6.2 Currently phases 2 and 3 are proceeding in line with requirements set up the superintendence of cultural heritage, while the rest of the works will be implemented upon approval of current application PA 2939/19. However, details regarding all phases are being provided in order to provide a holistic description of the proposed development.

6.3 Prior to the commencement of the approved excavations, the site was hoarded off by means of a solid 2.1m high (circa) metal mesh screening and also a masonry brick wall to secure the site from any type of intrusions. This is illustrated in the photos 2 and 3 below.

Photo 2: The southern perimeter of the site hoarded by the metal and mesh materials .

Photo 3: The northern Perimeter wall bounded by a limestone block / concrete brick wall

6.4 A gate was also installed at the entrance / exit point located at Triq L-Erba Qaddisin. which serves as an access point for authorized personnel and construction vehicles, and a site office with related amenities was placed on site. Appropriate signage was installed at strategic points. A site office with related site amenities shall be placed on site. These facilities are illustrated in Diagram 7 below.

Tower Crane

Gate

Hoarding

Diagram 7: Mobilisation plan outlining facilities and interventions for the pre-construction and initial phases

6.5 It is being anticipated that the development phases of the proposed development will be as follows:-

6.6 Phase 1 – Restoration of existing Farmhouse and water mill. A Restoration Method Statement has been presented to the Planning Authority in June 2018 and works will commence on approval of this development application.

6.7 Phase 2 – Soil Clearance The soils which are present on site will be set on the side for reuse for the landscaping which will be designed for the project.

6.8 Phase 3 – Excavation Works Excavation of two floors below the lowest level of the site will commence as soon as the clearance is given by the Superintendent of Cultural Heritage

6.9 Phase 4 – Construction of two floors below road level Work shall then proceed with the construction of substructure comprising of two floors of car Park and ancillary facilities. A tower crane shall be erected within the site boundaries as indicated on diagram 5 above.

6.10 Phase 5 – Construction of floors above street level Once the sub-- ‐structure has been completed work shall proceed with the superstructure comprising of thirteen floors. The construction of each particular floor shall be followed with the erection of scaffolding across. The façade, with a protective netting for dust mitigation.

6.11 Phase 6 – Electrical and Mechanical installations

6.12 Phase 7 – Internal & external Finishes

7.0 PROPOSED ENVIRONMENTAL OPERATIONS ON SITE

7.1 In view of the several environmental and also health and safety legislation, the operator has to become familiar with his legal obligations and good environmental practice. It is of utmost importance that the site has to be maintained in a tidy condition, free from litter and waste (whether arising from own activities or external sources). The Site must also be well secured to minimise the opportunity for unauthorised entry.

Effluent discharges

7.2 No discharges to surface waters and/or groundwater shall take place at the installation. Contaminated discharges to the land and foul sewer shall be prohibited unless otherwise permitted by the Water Services Corporation or PA.

7.3 Rainwater shall not be discharged into the sewer. Foul sewer drains will have to be strictly segregated from storm water drains. The operator shall endeavour to collect rainwater in a suitable reservoir or cistern. In fact a water management plan has to be adopted and this is described in detail in section 9 of this report.

7.4 Rainwater has to be segregated from all maintenance areas (including garages and bus wash facility) that are potentially contaminated with oils, fuels or any other chemical products.

7.5 It is to be note that the Sewer Discharge Permit , may be updated from time to time by the Water Services Corporation and the provisions of the Sewer Discharge Control Regulations (LN139 of 2002 as amended by LN378 of 2005 and as may be amended from time to time) and thus the operator will have to abide with these regulations.

Waste storage and handling

7.6 The Operator shall use the best available technology in the design, maintenance and operation of the facility for the storage and handling of waste on site such that there are no releases to water or land during normal operation and that emissions to air and risk of accidental release to water or land are minimised.

7.7 All wastes shall be stored within designated and controlled storage areas prior to ultimate disposal. Wastes to be recycled shall be stored in a designated container or area and shall not be mixed with other wastes.

Waste recovery or disposal

7.8 The Operator shall be committed to reduce waste generation where possible. Waste generate at this office block shall be recycled, reused or recovered unless technically and/or economically unfeasible. When practical, recyclable wastes shall be segregated to facilitate recycling.

7.9 Disposal of wastes (including rejects, expired products and other wastes) shall be managed in accordance with the legal obligations of the Waste Regulations (Legal Notice 184 of 2011) for appropriate management.

7.10 The Operator shall make use of the services of a registered waste carrier for the transport of waste from the site in accordance with LN 106/2007. Where the company removes wastes using its own transport the vehicle(s) must also be registered as a waste carrier in accordance with LN 106/2007 or as quoted in any other subsequent amendment.

8.0 EXPECTED GENERATED WASTE STREAMS

8.1 A number of solid and liquid waste streams will be generated from the proposed servicing and maintenance operations. Thus a sustainable waste management plan has to be in place in order to utilize the available resources more efficiently, by treating the received and generated wastes appropriately. In the context of this proposed development, it implies that the owner should take responsibility for minimising waste arisings, and favour the use of goods that are, where applicable, suited to recycling. In fact the number of waste streams which will be generated on site will be recycled at other specialized sites.

8.2 In view of this development proposal, waste streams will be generated namely from two major activities being (1) the construction activities since there has to be the building of the offices and also the garage area. (2) the day to day operations of the bus depot site itself.

8.3 The waste streams can also be identified as solid and liquid wastes. These will be generated at different intervals depending on the operational process which will be taking place within these industrial units.

The Construction Phase

8.4 The initial works of the site will include the excavation of 90 percent of the site in order to construct the required foundations and a three level basement parking areas. This should take approximately 5 to 8 weeks to complete using an excavator and 1 or 2 tipper trucks.

8.5 The inert waste which is generated from the site will be transported by trucks to the appropriate designated void spaces which have been approved for landfilling purposes during the construction phase period.

8.6 A number of construction related wastes will be generated from the facility during the construction period. The likely generated wastes have been labelled below according to the European Waste Catalogue list of wastes.

Table 5 List of Construction Wastes which are likely to be generated from the Site 17 01 concrete, bricks, tiles and ceramics 17 01 01 concrete 17 01 02 bricks 17 01 03 tiles and ceramics 17 02 wood, glass and plastic 17 02 01 wood 17 02 02 glass 17 02 03 plastic 17 04 metals (including their alloys) 17 04 05 iron and steel 17 04 07 mixed metals soil (including excavated soil from contaminated sites), stones and 17 05 dredging spoil 17 05 04 soil and stones other than those mentioned in 17 05 03

17 09 other construction and demolition waste mixed construction and demolition wastes other than those 17 09 04 mentioned in 17 09 01, 17 09 02 and 17 09 03

8.7 It is not foreseen that there will be generation of hazardous wastes from the construction processes. Should there be the generation of such wastes, these will be disposed accordingly at the designated and licensed void spaces for landfilling.

Generation of Wastes from the proposed office operations

8.8 Waste generation from the operations of this office block will be having a top priority on this site. Each generated waste stream has to be carefully disposed of in accordance with the national and European waste legislation. There are specific waste classifications for such waste streams which have to be adhered to as required.

8.9 The use of List of Wastes Regulations codes is a legal requirement of the European Union. The legislation requires that a waste holder (producer, carrier or disposer) takes all reasonable steps to ensure there is no unauthorised deposit, treatment, keeping or disposal 34

of controlled wastes, that it does not escape from their control, and is only transferred to and from authorised individuals dealing with the matter.

8.10 It also requires waste to be described in a way that permits its safe handling and management and that any transfer of waste is accompanied by a written description of the waste including a LOW code. In addition to the code and its associated description, any waste should also be described in a way that identifies any properties relevant to its handling.

8.11 The List of Wastes (LOW) Regulations 2005 transposed the European Waste Catalogue (EWC) provides codes for all hazardous and non-hazardous wastes. Applicable sections for the office operations have been listed in Table 6 below.

Table 6 List of Wastes which are likely to be generated from the Site 15 01 packaging (including separately collected municipal packaging waste) 15 01 01 paper and cardboard packaging 15 01 02 plastic packaging 15 01 04 metallic packaging 15 01 06 mixed packaging 15 01 07 glass packaging

Municipal wastes (Household waste and similar commercial, industrial and 20 institutional wastes) including separately collected fractions 20 01 separately collected fractions (except 15 01) 20 01 01 paper and cardboard 20 01 02 glass 20 01 08 biodegradable kitchen and canteen waste 20 01 25 edible oil and fat

8.12 All the wastes which will be generated on site have to be recycled appropriately as explained in section 7 of this project description statement. These wastes have to be stored in specific containers within this site.

Generation of Municipal Wastes 8.13 It is also foreseen that the facility will also generate municipal waste from the ancillary facilities of the site. Waste will be generated from the office, staff room, kitchenette, toilets, showers and stores.

8.14 The proposed activities on site will only generate a modest amount of municipal waste, namely waste from the offices and from the kitchenette. All municipal waste will be collected and temporarily stored in an on-site skip, which will be taken to a licensed landfill or other appropriate facility once full. Where possible, separation of waste into different recyclable streams will be attempted.

Grey and sewerage effluent 8.15 Grey water and sewage effluent will also be generated from the toilets and the showers. All such effluents will be discharged directly to the main sewer to which the site will be connected to.

9.0 WATER MANAGEMENT

9.1 The facility shall also cater for a planned water management system to handle clean rain water. All areas of the proposed development will have a sealed drainage system. There will be two systems for the management of water, one for the irrigation and washings and the other for firefighting. These are illustrated in Diagram 7 below. The water management system, which is being adopted, is adequate enough to divert, collect and reuse or dispose of all the rain water received. Storm water management has been designed to furnish the site with the necessary water demands. .

Reservoirs to be used for Irrigation & Washings Reservoirs to be used for Fire Fighting

Diagram 7 The location of the proposed water reservoir system

9.2 Diagram 8 below describes the water cycles flows which will be ongoing on this site. The roofs of the proposed buildings on site will have downspouts to channel the water into the designated underground water reservoirs which have been designed specifically for this project.

Rain Water

Stored in the on Infiltration & site reservoirs Runoff Evapotranspiration

Water is used for Sewerage Washings, Systems Irrigation & Fire fighting

Diagram 8 Water cycle which will be adopted for the proosed office development

9.3 It is also foreseen that the open space areas will be also connected to this rain water drainage system. The stored rain water is being used for washing and irrigation purposes on the site as necessary. It is to be noted that this rain water will not be treated since water coming from the roofs is clean uncontaminated water.

9.4 The reservoirs have a capacity of 240 cubic meters which are more than adequate for the site to meet the necessary demand.

9.5 The waste water system will be directly connected to the main sewerage system in the area.

10.0 POTENTIAL IMPACTS AND MITIGATION MEASURES

10.1 The potential impacts of the proposed development are illustrated in Table 7 below.

Table 7 Potential Impacts and required mitigation measures for the construction and operational impacts of the development Potential Impacts Description of Impact Impact Classification Mitigation Measures. It is being proosed that a new landscaping scheme will be The proposed development will be constructed as retained around the perimters of the site so that the building per guidelines for applicability of the FAR policy. Visual impact Positive will be screened from the arterial road. The proposed The open spaces of this project will be landscaped building will be introducing a vertical green wall which will and will be beneficial to the area. positively contribute to surroundings. The site is located near a number of Cultural Cultural Heritage Heritage features. Surveys were still ongoing at the - - time when the PDS was being drafted. The area is full committed for urban development The area has been subject to soil clearance in view of the Impacts on ecology with no ecological significance. The site will not be None required archeolgical surveys. encroaching on the surrounding areas. No impacts on geology are anticipated. Only slight Impacts on geology excavations for the setting up of the foundations and None None deemed necessary. the reservoirs are required. The general area is classified as Class E for degree of protection. However the site specific value and Impacts on archaeology impact of the development will be assessed on - Under review by the Superintendence of Cultural Heritage conlcusion of the ongoing study as directed by the Superintendence of Cultural Heritage. The proposed office operations will not be generating noise during the normal routine Noise and vibration operations.This will however not present any Minor negative None deemed necessary. impacts particular impact over and above what is currently being generated within this area. The nature of the proposed operations shall not be It is being proposed that the site's perimeter will be having generating any dust. However it expected that the appropriate dust mitigation measures installed. In Impacts on air quality / during the construction process limited dust Minor negative addition the workers on site has to adopt the best work dust generation dispersion will be generated but this will be practices by utilised specialised equipment so that contained within the site's perimeter. emissions to the air shall be the minimum possible. The proposed facility will focus on downlighting the pedestrian circumference and landscaping. Minimal Artificial lighting architectural lighting will be adopted to limit light None arrangements pollution or intrusiveness in the neighbourhood.

The facility will be furnished with the required electricity supplies. The facility will also be trying to Energy Positive None deemed necessary. take the opportunity to harvest solar energy to be use for the electrictiy reqirements of the facility. The proposed office development will be utilising the The ground surface will be properly concreted in order to stored water within the reservior facility for its have optimum dainage systems and also the roof catchment Water Management Positive required operations. This is expected to last for area from the proposed buildings will be directed to the rain most of the months during the year. water reservoir. This facility will be creating more jobs within the Job Creation Positive None deemed necessary. services sector in Malta. The facility will be re using and recycling different Recycling / Re use of waste streams where possible in order to be Positive None deemed necessary. Wastes compliant with local and EU legislation.

11.0 CONCLUSIONS

11.1 The site is located within the development zone boundary of Qormi and has a direct access from Triq l-Erba’ Qaddisin / Triq Hal-Qormi and is located within the development zone of the locality within an area which, has been identified as a distinct commercial / Industrial and also mixed usage area due to the number of commercial / industrial and retail outlets which are present within the area.

11.2 The development proposal concerns the development of a vacant plot of land into offices. It is planed that the proposed structure will be having a total of 13 floors and a 3 basement parking level. The land use will be complimenting the existing land use in the area and will be creating an opportunity to have more jobs in the services industry thus contributing to value added employment.

11.3 The proposal will be catering adequately for the water and waste management of the site so that such resources will be appropriately handled. In addition the applicant has the opportunity to harvest solar energy to render the office operations more sustainable.

11.4 A landscaping scheme and also open spaces will be designed at ground floor level so that the development will be aesthetically pleasing but also provide an interaction among the local community and the employees who will be working within the area.

11.5 The proposed office building in this area will be increasing the vehicular trip generation since the site is in the state of a vacant plot and thus there is no vehicular trip generation arising from it. However the foreseen trip generation is going to be well mitigated by the provision of a 3 level basement parking facility and also through the introduction of a green travel plan which will be instrumental to adopt and also adjust to an appropriate multi modal transport system for the site’s operations.

11.6 The implementation of the green travel plan exercises responsibility by the employer as it will be contributing to the management of its transport impacts within the area. It will not

only be instilling the green commuter habit among the staff and visitors to reduce carbon emissions but it will also result in a healthier community.

11.7 Thus, by managing the business travel needs and associated costs, and promoting sustainable alternatives through a sustainable travel plan, the applicant will be demonstrating corporate social responsibility while improving staff engagement and retention.

Appendix A

Appendix B

Photo 1 A panoramic view of the site located at Qormi

Appendix C

Photomontages of the Proposed Building

Appendix D