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PA 73-18 Office Development

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PA 73-18 Office Development PROJECT DESCRIPTION STATEMENT Demolition of existing, excavation of site, construction of underground parking area, stores with overlying bank, post office, offices Class 4A, with limited area to be use as Class 2 C for training purposes and archive stores Santa Venera PA 73/18 ___________________________________________________________ May 2019 Table of Contents 1 Introduction 4 2 Background 5 3 Details of the Developer 6 The Applicant 6 4 The Site 7 Site Location 7 Site Selection 8 Present / Surrounding Land uses 9 Land Use Policies 9 5 Proposed Development 11 General objectives of the Development 11 Physical Characteristics of the Development 11 Timing of the Development 13 Usage of Raw Materials 13 Sustainable Energy Use 13 Vehicle Circulation, Servicing and Public Transport 14 Transport Routes to and from Site 14 Employees 14 6 Existing Services 15 Energy efficiency and water conservation measures 16 7 Proposed Construction Operations 17 8 Proposed Environmental Operations on Site 19 Effluent discharges 19 Waste storage and handling 19 Waste recovery or disposal 20 9 Expected Generated Waste Streams 21 The Construction Phase 21 Generation of wastes from the proposed office operations 22 Generation of Municipal wastes 23 Grey and sewerage effluent 24 10 Water Management 25 11 Potential Impacts and Mitigating Measures 27 12 Conclusions 28 2 Appendix A 30 Appendix B 32 Appendix C 34 Appendix D 41 3 1.0 INTRODUCTION 1.1 This Project Description Statement (PDS) forms part of the requirements established by MEPA with respect to the construction of offices which will house the Lombard Bank operations and a small Malta post office, within a site located at Santa Venera. This application bears planning number PA 73/18 and was submitted by Lombard Bank who has bought this site which was being utlised for industrial proposes. This report follows the terms of reference as supplied by ERA for the re-development of the site 1.2 The design of the proposed project is the responsibility of Perit Patrick Calleja. 1.3 This document outlines the operations and the possible impacts together with the proposed mitigation measures which the bank operations and Malta post office might have in the site area. It also provides guidelines for sound operations of the facility so that the maintenance operations will be sustainable and effective. The Project aims to utilising the site by developing state of the art offices which will be improving the current operations which the bank has in Valletta. 1.4 The report has been formulated as indicated in the guidelines as specified by ERA and has been prepared in accordance with Regulation 5 (1) of the Environmental Impact Assessment Regulations, (S.L. 549.46) 1.5 The objective of this planning application is the redevelopment of the site which will accomodate commerical spaces, a Malta post Office and Banking offices with basement car parking facilities. 4 2.0 BACKGROUND 2.1 Lombard Bank dates back to 1955 when Lombard North Central in UK started accepting deposits through an agent in Malta, called Gerald Micallef. Mr Micallef had been assisting family and friends with opening accounts in England, which at the time was paying very attractive interest rates. 2.2 This activity was formalised in 1969 when Lombard Bank (Malta) Ltd was registered as a wholly-owned subsidiary of Lombard North Central plc, which formed part of the Natwest Bank Group. 2.3 In 1975, the Malta Government purchased 25% of the Bank's ordinary shares and a further 35% was further acquired in 1981, while 40% were retained by Lombard North Central. The Bank became a Public Liability Company in April 1990 and offered its shares to the public. Shares were taken up very quickly, and the issue was closed early and was five times oversubscribed. In 1994 Lombard Bank listed its shares on the Malta Stock Exchange. 2.4 In 1969 the Bank moved to its current office in Republic Street, although occupying only a smaller part of the building. The rest of the property was taken over in 1975. For the first 25 years, these were the only offices, until in 1989, the first branch was inaugurated in Graham Street, Sliema. Other branches were opened in the years to follow, bringing the number of branches up to seven as well as an additional four properties which are used as offices. 2.5 Furthermore, Lombard Bank is the majority shareholder in Malta Post p.l.c., Malta's national postal operator, with over 70% shareholding. 5 3.0 DETIALS OF THE DEVELOPER The Applicant 3.1 The proposed development is owned by Lombard Bank Malta p.l.c. (Applicant), who is a listed on the Malta Stock Exchange and is licensed and regulated by the Malta Financial Services Authority as a credit institution and as an investment service provider. The Bank has been operating in Malta since 1969 with a number of offices across the island and employing more than 170 people. 3.2 The Bank’s main lending relates to project finance, particular to commercial entities, with deposit taking being the main retail side. 3.3 The Bank is currently seeking to expand its Head Office operations and requires a larger property to cater for this expansion, as well as to relocate functions currently operating from Valletta. A property in St Venera has been purchased for this purpose, which will allow the Bank to reach its customers in a more efficient manner whilst allowing it to respond in line with current and future market needs. This will also allow the grouping of functions operating from different locations to work closer together under one roof. 3.4 The site was purchased by Lombard Bank to construct a centre that would incorporate and centralise services and facilities that are currently carried out at various locations around Malta. 6 4.0 THE SITE Site location 4.1 The site is currently in the form of an industrial building and a surface parking area which are located within an area identified for mixed land uses as outlined in the Central Malta Local Plan. It is located between two streets which are at a four-meter difference in level from each other, which means that the main entrance is located at level 0 whilst the back entrance is situated at Level 1. 4.2 The total site comprises a footprint area of circa 1,800 square meters and the proposed development is related to corporate banking and postal activities which are similar to those currently present in the area. The proposed development is going to have the require parking facilities for the employees and the visitors alike. 4.3 Access to the site is provided from Cannon road road which is close proximity to the junction in the area as illustrated in the aerial; photograph below. Photo 1 An aerial photo of the site location at Santa Venera 7 Site selection 4.4 The site was being utilized for industrial purposes for several years until the Bank has purchased this site to re-develop it and change its land use for offices instead of the applicant had decided to change the site to a bus depot facility. This is due to a number of factors which are listed hereunder: - • Size • An area, which is being used as part of an office hub infrastructure. • Compatibility with the plannig policies of the Local Plan • An area, which is distant from residential development • Land which is not classified as irrigated agricultural land • Land which is not scheduled for environmental or cultural protection • Land in close proximity to the transport network and to existing infrastructure; • Good logistical operations. 4.5 The site chosen for this proposed banking and Malta post office, falls within these criteria. The existing commitments on site categorises the area as of commenrical/ industrial in nature and therefore the proposed development is compatible with such uses. Since the proposed development will not require additional land take up or acquisition, such site is being considered as the best alternative for such infrastructure. 4.6 The main building envelope parameters were mainly determined through the height policies established for the area. The building is going to be four storeys high on both streets with the top most being heavily receded from the moan entrance due to the difference in level from the front to the back area. 4.7 Moreover, the proposed facility is within easy access of the arterial road. 4.8 The layout of the offices is being planned in such a way that it allows adequate circulation of the vehicles which will be commuting to and from the development and also accessibility for the employees and visitors alike. 8 Present / Surrounding Land uses 4.9 The site’s surroundings have an industrial commitment since it is located very close to other industrial activities in the area. In fact the site lies near to the Mriehel area which is charaterised by industrial garages open storage facilities, offices and retail outlets. 4.10 Today the entire site area is being subject to a holistic comprehensive development plan which is to be endorsed by MEPA once all the required matter regarding the operations of the foreseen Mriehel industrial hub have been finalised. Though the site is located within an area designated for light industrial / commercial facilities, the applicant will be providing the necessary infrastructure to accommodate the transport requirements for the site operations. Land use Policies 4.11 Planning policies for the locality of Santa Venera are described in the Central Malta Local Plan, as approved by PA and its Planning Directorate. The site lies 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.
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