PA/07926/16 - 115b - Valid - Leonora D'Amato - on behalf of Environment and Resources Authority - 15/1/18 10:03:20 AM 115b

CONSTRUCTION OF A PROPOSED

UNIVERSITY RESIDENCE & COMMUNITY COMPLEX

MSIDA

PA 07926/16 – Planning application for demolition, excavation & construction work

PA 00456/17 – Planning application for demolition & excavation

PROJECT DESCRIPTION STATEMENT

REPORT PREPARED FOR

Environment & Resources Authority

June 2017

Revision 1 – September 2017

Revision 2 – December 2017

BEZZINA & COLE

ARCHITECTS AND ENGINEERS

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Contents

(a) Details of the person wishing to carry out the development ...... 4

(b) A brief description of the project and its general objectives ...... 4

Introduction ...... 4

Objectives ...... 4

Brief description of the project ...... 5

(c) An indication of the proposed timing of the project and why this timing was preferred ...... 10

(d) The location of the proposed development with site boundaries clearly shown on a map ...... 11

(e) A concise but reasonably comprehensive indication of the alternative uses, alternative technologies and suitable alternative locations and sites for the proposed development and alternative arrangement of land uses, on the proposed site ...... 13

Local Plans ...... 13

Energy efficiency measures and alternative technologies integrated in the proposed development ...... 14

(f) A description of the physical characteristics including size, scale, design and phasing of the development using models, photographs, diagrams, plans and maps where appropriate ...... 16

Current Scheme ‐ subject of this planning application ...... 16

(g) A description of present land uses and environmental characteristics of the site ...... 22

Land Uses ...... 22

Rural Building ...... 22

Drawings of Rural Building on site ...... 24

Other buildings to be demolished ...... 25

Transplanting trees & shrubs ...... 32

(h) A brief description of surrounding land uses, their nature, their extent and their environmental characteristics ...... 33

(i) A description of the services, water, foul water sewers, surface water drainage, including storm water drainage, and energy sources available on site ...... 34

(j) Estimates of the number of persons to be employed with estimates for each phase of the development ...... 38

(k) The nature and quantities of raw materials and energy to be used, and wastes generated during construction and operation; ...... 39

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(l) The proposed method of storage or handling of materials and wastes, and machinery needed during both the construction and the operational phases; access arrangements and general parking requirements on and off the site, during both construction and operation; ...... 41

During Construction ...... 43

During Operation ...... 44

Machinery Required ...... 45

Phasing ...... 45

Construction ‐ Phasing and Sequencing ...... 46

(m) List of the major environmental impacts likely to be generated by the project, including reference to cumulative impacts, proposals for mitigating the negative effects of the development ...... 47

Mitigation Proposals ‐ Summary ...... 49

ADDENDUM 52

Letter from the Ministry for Education & Employment addressed to Mr. Joseph A. Bugeja as a nd representative of the University of , dated 22 May, 2017 ...... 53

nd Letter from Mr. Joseph A. Bugeja on behalf of the , dated 2 June, 2017 ..... 54

Letter from applicant Mr. Pio Vassallo addressed to the Planning Authority and Environment & th Resources Authority, dated 26 June, 2017 ...... 56

End of document ...... 57

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University Residence & Community Complex

(a) Details of the person wishing to carry out the development;

The applicant is Mr. Pio Vassallo acting on behalf of

Campus Residence Malta Ltd., Three Arches, Road, .

Campus Residence Malta Ltd. is a subsidiary company of Vassallo Builders Group Ltd.

(b) A brief description of the project and its general objectives;

Introduction: In the summer of 2015, Malta University Holdings Company Ltd., on behalf of the University of Malta, issued a competitive tender for interested private parties to participate in developing and operating student accommodation and educational and sports facilities. As a result of this process Vassallo Builders Group Ltd. was awarded this contract to develop and operate this complex.

Objectives: The number of students and staff at the University of Malta has steadily increased over the past years, hence the need for planned physical development in response to the research and teaching purpose of this institution.

It is worth noting that currently there are 11,500 students registered to follow degree courses at the University of Malta, of which over 750 are international students. The University seeks to attract further foreign students to enhance cultural exchange as well as to supplement its human and financial resources. A number of these students live at the University run residence in Lija and commute daily to the Campus. However, the lease agreement between the University and the direct owners of the Lija student residence is due to expire in 2018; causing the need for the relocation of student accommodation.

This project aims to provide accommodation and community services to support the students’ development and educational goals. It shall also seek to promote a safe

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environment and give students the opportunity to learn about other cultures and form lifelong relationships.

The Student Residence Complex aims to facilitate mobility to and from the University of Malta campus. The convenience of living near the campus provides students easy access to numerous resources, such as mentors and academic advisors, the faculties, the library, computer labs, recreational facilities and student organizations. This shall in turn support the students to excel and generally improve the educational outcomes. Facilities provided on the site may also be used by other university students apart from those residing there.

Brief description of the project: The proposed development shall occupy a site known as Ta’ Gjalpos, off Triq San Ġwann Tal‐Għorgħar in Msida, with an area of approximately 8,780m2.

The complex will provide:

 a student residence with circa 673 bedrooms providing 968 beds, which bedrooms will cover an area of circa 28,000m2, (these will replace and expand the accommodation currently present in Lija);

 a language school with a gross floor area of circa 1,100m2,

 personal fitness (gym & pool) facilities covering circa 644m2,

 university office space covering circa 1,800m2. These office floors will be replacing the existing offices currently accommodated in leased premises just outside the University Campus. Furthermore they will provide offices for existing staff members who either do not have an office or who are being accommodated in crammed situations. They are also intended to provide more comfortable spaces for existing staff.

 lecture halls covering circa 1,020m2, required to cater for the increased variety of taught courses.

 student amenities covering circa 1,300m2 including a mini convenience store, electronics store, pharmacy, stationery and printing services, post office, multi‐faith room, study area, launderette, etc.

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 ancillary commercial space covering circa 1,500m2 including food court, restaurant, coffee shop, wine bar, general commercial.

 an underground carpark with a gross floor area of circa 18,700m2 and providing circa 441 car‐parking spaces. Passengers’ and tradesmen’s vehicles enter the car‐park via a new slip‐road just off the current guardroom.

 back‐of‐house and general storage of circa 4,500m2,

 a public forecourt leading to the commercial and student amenities at level 0.

 a centrally located landscaped public court around which the commercial areas and halls of residence are laid.

 a north facing terrace with outdoor swimming pool overlooking the valley.

The total gross covered area for the project is of circa 64,000m2.

Block plan of proposed development

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The complex is reached from the University by walking along the pavement adjacent to the International Maritime Law Institute and the European Studies premises. Equally it can easily be reached by students arriving from Mater Dei Hospital.

The proposed residential blocks will consist of a number of storeys. Each floor will consist of a central lift lobby connecting two clusters of 7 to 10 bedrooms each. Students in each cluster will share facilities such as kitchen and dining, living and social spaces. In other instances, a kitchenette and a bathroom will be shared between two bedrooms. The proposal will also include larger accessible rooms for wheelchair users.

Typical plan of bedroom cluster

South façade of the proposed development

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It is worth mentioning that the University of Malta is in possession of two development permits for sites located on campus;

PA1801/13 – Erection of campus extension including Underground car‐parking, laboratories, workshops, studios, offices and research facilities, including landscaped areas, and demolition of recently built existing structures, and PA6722/16 – Erection of four‐storey university post‐doc research offices overlying four‐storey underground levels, accommodating library archives, storage and car‐ parking levels, with pedestrian landscaped plaza at ground level.

These development permits include 268 and 118 parking spaces respectively.

Car‐parking Spaces It is the intention of the University to apply for a change of use from an underground car park to laboratories in both cases. The University Residence and Community Complex is intended to provide circa 441 car spaces of which half are estimated to be required for the project itself whilst the other half are considered as additional. The University is willing to transfer the 268 parking spaces from PA1801/13 to the University Residence development proposal. These will be considered as the additional parking spaces proposed in the University Residence proposal and will be used by students at no cost.

Offices & Lecture Space The University has requested that the project proposal includes a block with offices and lecture space. These are intended to replace existing offices accommodated in leased private property located in the vicinity of the University of Malta campus.

(Further information is provided in ‘Letter from Mr. Joseph A. Bugeja on behalf of the University of Malta, dated 2nd June, 2017', ‘Letter from the Ministry for Education & Employment addressed to Mr. Joseph A. Bugeja as a representative of the University of Malta, dated 22nd May, 2017’ and ‘Letter from applicant Mr. Pio Vassallo addressed to the Planning Authority and Environment & Resources Authority, dated 26th June, 2017’ in the Addendum at the end of this document.)

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PROPOSED NUMBER OF STOREYS

Use No. of storeys Levels

4 Underground Car‐Park (below highest ‐4A & ‐4B to ‐1A & ‐1B street level)

2 Commercial Spaces (below highest 0 & 1 street level)

Residences 9 & 8 (29m & 26m above Block A 2 to 9 highest street level respectively) 9 & 8 (29m & 26m above Block B 2 to 9 highest street level respectively) 8 & 7 (26m & 23m above Block C 2 to 8 highest street level respectively) 8 & 7 (26m & 23m above Block D 2 to 8 highest street level respectively) 9 & 8 (29m & 26m above Block E 2 to 9 highest street level respectively)

1 Language School (below highest 1 street level)

7 (2 below highest Entrance at ‐1, Offices & Lecture Space street level, 5 above 1 to 6 highest street level)

4 (1 below highest Student Amenities Block 1 to 4 street level, 3 above highest street level)

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(c) An indication of the proposed timing of the project and why this timing was preferred;

Apart from the demand anticipated due to the termination of the Lija residence lease, the project’s time‐frames are tied to the University’s assessment programme with attention being given to periods such as the start of the academic year as well as the main exam periods of January and June. Clearly, co‐ordination of the works is already being considered with the University.

The following table is a summarized proposed program of construction and finishing works:

PROPOSED Construction Finishes PROGRAM OF Construction Finishes WORKS Start Finish workers Start Finish workers DEMOLITION PHASE & 1 EXCAVATION Feb‐18 May‐18 10 CARPARK, COMMERCIAL, RESIDENCES, PHASE LANGUAGE 2 SCHOOL, OFFICE BLOCK AND STUDENT Jun‐ AMENITIES Apr‐18 Jun‐20 50 19 Feb‐21 80

(Further detail is provided in ‘Construction Management Plan’ ‐ PA 7926/16, separately uploaded to eApplications.)

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(d) The location of the proposed development with site boundaries clearly shown on a map; The development is proposed on mostly a brownfield site sandwiched between the eastern boundary of Mater Dei Hospital and the Western boundary of the University of Malta, at a site known as Ta’ Gjalpos.

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The Site at Ta' Gjalpos, off Triq San Ġwann Tal‐Għorgħar, Msida

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(e) A concise but reasonably comprehensive indication of the alternative uses, alternative technologies and suitable alternative locations and sites for the proposed development and alternative arrangement of land uses, on the proposed site;

Local Plans The site for the proposed development covers an area of circa 8,780m2 and is situated within a Reserved site for future expansion of Government Institutions (NHMP07) as per Map MP3. Policy NHMP07 of the North Harbours Local Plan designates the area as Land safeguarded for University & Hospital expansion.

The University of Malta had considered other locations for this development; primarily the designated sites for future expansion of the University & Sports Complex as marked on map MP3 of the NHLP. These were however deemed unsuitable and unfeasible.

(Further information is provided in ‘Letter from Mr. Joseph A. Bugeja on behalf of the University of Malta, dated 2nd June, 2017’ in the Addendum at the end of this document.)

North Harbours Local Plan ‐ Map MP3 with proposed site marked in red

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The current site was ultimately preferred and purchased by the University of Malta due to its advantages over the other locations, not least due to its strategic position adjacent to the University's main entrance, the adjacent public transport hub and the fact that it can offer facilities of benefit to the Mater Dei Hospital and the Life Sciences Park.

The site’s proximity to the University campus will reduce vehicular traffic since residents will be able to reach the University, Mater Dei Hospital and St Luke’s Hospital on foot within a few minutes. Equally the seafront venues of Msida, Pieta, Gzira and , where several convenience and entertainment services can be found, lie within a twenty‐minute walk. Furthermore, public transport is available at the adjacent University bus terminus. Due to its central location and proximity, this project will contribute direct economic and environmental benefits to the students, to the University and the hospitals.

Energy efficiency measures and alternative technologies integrated in the proposed development will include:

 Adequate insulation throughout the building fabric including roofs, walls, etc;  Light fittings which shall be of the energy‐saving type and shall comply with the relevant provisions of Building Regulations Guide F. In general, these shall consist of compact fluorescent or LED light fittings, wherever possible;  VRF systems designed to meet the cooling / heating needs of most areas. These consist of high efficiency system having a minimum energy efficiency ratio (EER) of 3.2 and co‐efficient of performance (COP) of 3.8;  Lifts that shall be specified and installed with Machine‐Room Less technology, utilising Variable Voltage Variable Frequency (VVVF) gearless motors which are the most energy‐efficient drive systems present on the market;  Domestic hot water which will be provided by heat pumps. This type of hot water production system is much more efficient when compared to conventional type heaters based on gas or electric elements;  Ventilation systems that will be mainly installed in the commercial units. Tenants shall be encouraged to install systems with energy recuperation to minimise losses;

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 Second Class Water System to supply water from the 5,400m3 rain water harvesting reservoir;  Waste management and recycling schemes which will be implemented. These are envisaged to be co‐ordinated within the trash / recycle room located within the car park;  Renewable energy systems that shall consist of photovoltaic panels. These shall be installed on the roof, facing south at an angle of inclination of 30degrees;

An alternative scheme on the proposed site was previously considered. This was however modified after discussions with the PA and ERA.

Previous alternate scheme (2016)

Previous alternate scheme (2016)

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(f) A description of the physical characteristics including size, scale, design and phasing of the development using models, photographs, diagrams, plans and maps where appropriate;

Current Scheme ‐ subject of this planning application The proposed complex surrounds a sizable landscaped courtyard. Commercial spaces and a language school wrap around the courtyard as do the overlying residential floors. The underlying floors consist of a commercial area at street level and a four‐ storey underground car‐park. Student amenities can be reached from the courtyard.

Plan of typical car‐parking layout

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Plan of commercial spaces at level 0 & adjacent car‐park

Plan showing a central garden, language school, commercial spaces, pool area and lecturing space

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Typical plan of student residences

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Section XX

Section YY

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University residence & Community Complex South Elevation 20171218

Proposed Scheme

University residence & Community Complex South Elevation 20171218

Proposed Scheme

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University residence & Community Complex South Elevation 20171218 Proposed Scheme

University residence & Community Complex View of residential blocks with central garden Proposed Scheme 20171218

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(g) A description of present land uses and environmental characteristics of the site;

Land Uses All of the land occupied by this site is owned by the University of Malta. The majority of the structures present on site are derelict, except for two vacant residences accessed via Triq San Ġwann Tal‐Għorgħar, San Ġwann. A large part of the site is occupied by the abandoned ex‐Calamatta Garden Centre and an adjacent residence. Another area is occupied by the Institute of Digital Games and a small number of offices used by the University of Malta. These shall be vacated over this summer, around July 2017. An unused and unscheduled rural building is also found on site. These structures will be demolished to make way for the proposed development.

Rural Building This building has been neglected for a number of years and is in a poor and unsafe condition. Part of its roof is reconstructed in concrete. Building would be dismantled and its materials reused on site to construct the cafeteria.

Photo of Rural Building on site

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Photos of Rural Building on site

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Drawings of Rural Building on site

Rural Building – Front Elevation

Rural Building – Plan

Rural Building – Section AA

Rural Building – Section BB

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Other buildings to be demolished AL(2_)3023 ‐ SITE SURVEY WITH BUILDINGS TO BE DEMOLISHED. This drawing shows a survey of the site with the buildings to be demolished in yellow.

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The following photos correspond to Drawing AL(2_)3023 above, titled SITE SURVEY WITH BUILDINGS TO BE DEMOLISHED.

Photo 1

Pho to 2

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Pho to 3

Pho to 4

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Pho to 5

Pho to 6

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Pho to 7

Pho to 8

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Pho to 9

Pho to 10

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Pho to 11

Pho to 12

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Transplanting trees & shrubs

The same attached drawing, AL(2_)3023, provides a survey of the existing trees and shrubs which will need to be relocated to clean the site. Every effort will be made to transplant these trees and shrubs.

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(h) A brief description of surrounding land uses, their nature, their extent and their environmental characteristics;

The site for the proposed development lies between Mater Dei Hospital and the University of Malta. A carpark used by university students lies towards the site’s south side. Wied Għollieqa, a Special Area of Conservation of National Importance is found to the north of the site. The two major buildings surrounding the site are the University of Malta and the Mater Dei Hospital. The University campus covers circa 125,000m2, with an additional 55,000m2 covered by its sports complex.

The facades of the majority of buildings on campus are constructed in local soft‐stone masonry. The supporting structures are mainly constructed in reinforced concrete with some exceptions. This also applies for the hospital which covers an area of circa 135,000m2.

The site will be serviced by a number of existing distributor roads. The /Msida bypass, (Triq Dun Karm), runs at a distance of circa 300m, parallel to the south boundary of the site.

A public transport node is found right opposite the site. This will provide good access via public transport to other destinations visited by the students.

Map showing the site and its surroundings

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(i) A description of the services, water, foul water sewers, surface water drainage, including storm water drainage, and energy sources available on site;

Mains Water & Waste Water Services through the Site

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Mains Water & Waste Water Services through the Site

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As shown on the map above, an underground plant room is found at the west end of the site, close to one of the hospital’s car parking areas. A mains water supply runs from this plant room towards the south and then east to feed water to Mater Dei Hospital. Waste water pipes run from the site’s western edge towards south and finally east into a large drop manhole. Rain water pipes run from the same edge towards south. Applicant is in contact with the University of Malta and the Foundation for Medical Services (FMS) to agree and co‐ordinate works in this area.

A 4,700m3 storm water reservoir will be constructed on site to collect surface run‐off for reuse by the University Residence & Community Complex as second class water.

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As shown on the map above, electricity cables run along Triq San Ġwann Tal‐ Għorgħar from the San Ġwann side towards the Enemalta Distribution Centre and across the site’s south east end. Relocation of the buried cables is being negotiated by Applicant.

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(j) Estimates of the number of persons to be employed with estimates for each phase of the development;

The following table shows the estimated number of employees for each phase:

ESTIMATED NO. OF MPLOYEES DURING CONSTRUCTION Construction Finishes PHASE 1 EXCAVATION 10 CARPARK, COMMERCIAL, PHASE 2 RESIDENCES & LANGUAGE SCHOOL 45 50 CARPARK (CENTRAL) & PHASE 3 TURNING CIRCLE 20 10 OFFICE BLOCK & STUDENT PHASE 4 AMENITIES 15 20

ESTIMATED NO. OF EMPLOYEES Staff DURING OPERATION

Full‐ Part‐ Zone time time

Residence 25 10 Student Amenities 20 3 Ancillary commercial 45 10 Language School 4 6 Relocated Offices (relocated from campus) from campus Lecture halls to provide for existing Relocated degree courses (relocated from from campus) campus Car‐park 2 2 Fitness centre 3 3

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(k) The nature and quantities of raw materials and energy to be used, and wastes generated during construction and operation;

The following table shows the estimated quantities of raw materials to be handled on site during EXCAVATION AND CONSTRUCTION:

3 Volume (m ) Excavated material 105,000 Reinforced Concrete 18,500 Columns 2,024 Mass concrete 500

2 Area (m ) Hollow Concrete Blockwork 115,040 Glazing 2,155 Timber 1,500

Mass (tonnes) Steel 623

(Further detail can be found in ‘Waste Management Plan’ – PA 7926/16 ‐ Document 58a on eApplications & ‘Energy, Utility and Storm Water Management Plan’ – PA7926/16 – Document 78a on eApplications).

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The following tables show the estimated quantities of raw materials to be handled on site during OPERATION:

Kg/capita/day Kg/day Residences 775 bed occupancy Mixed waste 0.78 (average 80% occupancy of 604 the 968 beds) 775 bed occupancy Recyclable material 0.13 968 beds 101 (average 80% occupancy) 743 bed occupancy Organic waste 0.10 968 beds 77 (average 80% occupancy)

Classrooms & Offices Kg/day 600 Recyclable waste [300 students + 300 20 office workers]

Area/m2 Kg/day

Food Services Mixed waste 884 480.0 Recyclable material 884 160.0

Retail Outlets Mixed waste 1605 50.0 Recyclable material 1605 100.0

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(l) The proposed method of storage or handling of materials and wastes, and machinery needed during both the construction and the operational phases; access arrangements and general parking requirements on and off the site, during both construction and operation;

During all stages of the development, stockpiles shall be located in designated areas on‐site and the waste material shall be loaded immediately onto waiting trucks and continually carted away to the approved disposal site. Wheel‐washing facilities shall be installed at the entrance/exit of the site. The route of construction waste traffic will be agreed with Transport Malta. Applicant is currently in discussion with the owners of authorized disposal sites in order to agree on the location of disposal of demolition, excavation and construction waste. On the basis of discussions with the TPU, it is likely that access to the site during construction will be via the main road at the site’s south end.

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During Construction

In general, during construction, a temporary supply of approximately 600kVA shall be required from the existing Enemalta Distribution Centre located adjacent to the site.

With regards to waste, prior to demolition, all the existing services within the existing buildings shall be dismantled and carted away. Any existing recyclable material shall be collected and taken away for recycling. Any other material which can be re‐used will be collected and stored away for re‐use. Any other wastes shall be carted away and disposed of in an approved landfill facility. (Refer to ‘Waste Management Plan’ – PA 7926/16 ‐ Document 58a on eApplications)

Waste generated during construction will primarily consist of excavation waste which will mainly consists of loose material and crushed rock estimated at approximately 105,000m3.

Any agricultural soil that will be removed from the existing site will be stored off‐site by the contractor, to be reused on‐site in the landscaping, as necessary. Any remaining soil will be appropriately reused in accordance with the guidance of the Planning Authority and the Department of Agriculture.

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During Operation

The electrical supply during operation shall be bought from Enemalta. Renewable energy systems, mainly photovoltaic panels installed on the roofs, shall also provide electricity.

Other energy sources on site include:

Hot water generation using light heating oil/LPG Gas boilers for the residential blocks,

Diesel powered generators for backup power.

Bulk storage for LPG shall supply the Food & Beverage outlets for cooking purposes only.

Any fuel storage on site shall conform to L.N. 53 of 2010.

Within the residential part of the development, all systems in general shall operate using the electrical supply. Similarly, for the commercial centre, all systems shall operate using the electrical supply provided. Diesel backup generators shall be installed to provide emergency backup power while LPG supplies shall be provided for the commercial outlets.

During operation, all waste generated by the development shall be collected, separated and stored within specific areas where such waste is in turn collected by waste collecting vehicles and which is in turn disposed within approved landfills or collected for recycling.

Sewerage waste shall be directed to the existing WSC sewerage network existing in the area. All food preparation outlets shall be furnished with a grease interceptor unit/ or a central grease interceptor in order to control the effluent being discharged to the government sewers and thus conform to local regulations. The kitchen effluent shall conform to all local guidelines.

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All services shall conform to local guidelines and regulations for such buildings. The inclusion of green solutions, such as use of second class water, heat pump units etc., are being implemented to reduce the infrastructure load on both the Enemalta and WSC.

Project construction sequencing, machinery needed during both the construction phase; access arrangements and general parking requirements on and off the site, during both construction and operation

Machinery Required The machinery to be employed during both the excavation and construction phases is as follows:

Excavators (x 5)

Drum cutters

Front and Back loaders

Dumpers

Heavy Goods vehicles of various types

Tower Cranes (x4)

Mobile Cranes

Concrete Mixers

Phasing To facilitate the construction, the development has been divided into two main phases.

The first phase includes the excavation of the site, for which a specific development application has been submitted (PA/00456/17). This phase will probably be subdivided further in order to facilitate the logistics of excavation of the full site. The following phase, Phase 2, shall then include the construction of the Car‐park, Language school, student resident blocks and office block.

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Construction ‐ Phasing and Sequencing Phases 1 & 2

It is anticipated that excavations will commence September 2017. The excavation will commence within the whole site developable area. It shall be noted that Phase 2 development only relates to construction from foundation level upwards, while excavation of all the developable area will occur in one phase. Over 5 different excavators will work concurrently and it is anticipated that around 900m3 of rock is excavated daily and subsequently removed from the site. When the excavation is sufficiently advanced the foundations of the car‐park & residential blocks will commence as well as the cores to the blocks.

The lift and service cores will be constructed of reinforced concrete. The concrete will be placed using a tower crane or a concrete pump. The Tower Cranes will be erected in advance of the superstructure.

Once the construction of the structural frame of the resident blocks is sufficiently advanced per floor, the modular elements of the guestrooms such at the prefabricated bathrooms will be installed, followed closely by the completion of the facades to the elevations. This allows the earliest start to the internal fitting out of the buildings.

(Further detail is provided in ‘Construction Management Plan’ and ‘Transport Impact Assessment’ ‐ PA 7926/16, separately uploaded to eApplications.)

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(m) List of the major environmental impacts likely to be generated by the project, including reference to cumulative impacts, proposals for mitigating the negative effects of the development;

Environmental impacts can be both negative as well as positive and their assessment is important so as to better define the effects that a proposal may have on its receiving environment

A preliminary list of potential environmental impacts of the Scheme can be identified. The list identifies only those impacts that may be significant. The potential impacts of the Scheme are considered to be:

 Impacts on the geo‐environment from the excavation of the Scheme site Stone resource ‐ The Scheme envisages the excavation of four basement levels for car parking. The excavation will take up a finite resource, and while the possibility of reusing the excavated rock will only be known once the necessary geo‐technical investigations are conducted, the Tal‐Qroqq area was generally known as a good quarrying location. That said, the site’s location close to the edge of the valley may result in a change in geological conditions.

Based on the results of the geological investigation, Applicant will assess ways of utilising this resource as efficiently as possible.

 Storm‐water management during construction and operation

Impacts on surface and groundwater during construction would need to be addressed particularly because the site falls within the Ground Water Safeguard Zone and within the catchment area for Wied Għollieqa. Uncontrolled flows of water outside the site may result in impacts on the valley.

Applicant intends to address this matter by starting excavation at the lowest point of the site in order to form a catchment reservoir. In this way any surface water will be caught and collected before it can travel downstream.

Surface water impacts during operation are dependent on the surface water management installed at the scheme. Given that this is an urban development, it is unlikely that contaminated surface water would reach the valley. However, it is important that runoff is collected in accordance with local requirements.

 Impacts from the generation of construction waste, in relation primarily to excavation waste As explained, the Scheme will generate relatively substantial excavation waste. Depending on whether the material can be reutilised or will require dumping, the impact may be minor to major. The significance can only be determined once the material is tested. (Construction waste has been addressed in ‘Waste Management Plan’ – PA 7926/16 ‐ Document 58a on eApplications)

 Impacts from emissions to air, from construction activities and operations

The potential dust impacts from the excavation and construction will be short‐ to

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medium‐term and temporary. The site lies in close proximity to, sensitive receptors in the form of Mater Dei Hospital, the University campus, and the protected Wied Għollieqa. Dust will be generated during demolition, excavation, and construction, and to a lesser extent, building finishes. Impacts would depend on the amounts of dust generated, the success of mitigation measures in controlling the dust, and the amounts of dust entrained from the site.

With regards to the operation of the Scheme, the main concern with air quality relates to transport and, to a lesser extent, fumes from kitchens, boilers, and similar equipment. Traffic impacts are specifically dealt with through a Transport Impact Assessment currently underway. The Annual Average Daily Traffic (AADT) for the proposed Scheme is calculated to be 885. (See AADT Study uploaded separately to eApplications)

Measures for mitigating the impact from construction traffic will also be addressed in the Construction Management Plan.

 Noise and vibration impacts, from construction and operational activities Noise and vibration impacts from demolition, excavation and construction will be short‐ to medium‐term and temporary. Though there aren’t many neighbouring residential properties, the high sensitivity of the existing adjacent uses requires strict operational measures to mitigate impacts during construction. Operational phase impacts will mostly be related to the use of equipment (e.g. chillers, pumps, boilers, air conditioners, etc) and transport.

 Landscape and visual amenity impacts The Scheme is located between the Eastern edge of Mater Dei Hospital and the Western edge of the University of Malta campus, both of which are sizeable developments by local standards. Though several buildings exist on site, their scale and the existing screening / landscaping is such that they are not overbearing on their surroundings. The Scheme, on the other hand will introduce a much larger development between the two large developments, effectively visually linking the two. The landscape impacts would also need to be addressed. Visual amenity concerns are also valid, especially for closer views. The design of the Scheme would need to address these concerns as part of a wider assessment in order to minimise these impacts and providing a pleasant environment.

As per screening letter requirements, Applicant has submitted:

“An Urban Design Study to identify and describe, those elements that create local character and other important features and constraints, including streetscape, height to width ratio of streets, scale, height, urban grain, natural topography, significant views of skylines, landmark buildings and areas and their settings, including backdrops, and important local views, prospects and panoramas of the locality in which the proposal is located.”

“A visual assessment giving accurate and realistic representation of the proposed development, showing all significant near, middle and distant views affected from 360 degrees. Existing photos should be submitted for comparison purposes.

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 Impacts on the neighbouring special area of conservation

As the site lies adjacent to a special area of conservation of national importance, Wied Ghollieqa, there could be impacts from the proposed development in particular during construction. Such impacts are expected mainly as a result from dust emissions during construction as well as increased activity in the area during the works. In terms of operation, the main impact would be from surface water runoff. This would depend on systems in place for the collection of such water.

 Impacts on Cultural heritage features

The Scheme site includes an old rural building, which consists of a shed for livestock, constructed in dry stone walls and “xorok tal‐qasba”, and an adjacent room constructed in dry stone masonry walls covered with a recent reinforced concrete artisanal roof slab. Although this rural building is not officially scheduled, the state and status of the rural building present on site will be assessed and recorded.

Applicant is seeking the dismantling of this building to make way for the language school, the overlying student residence and the underlying car‐park. The resulting materials will be recycled and reused on site as part of the landscaping programme on the same.

Archaeological remains were discovered within the Mater Dei Hospital grounds and a roman settlement is known at San Gwann tal‐Ghorghar. Any excavations on the site should be monitored by registered archaeologists under the direction of the Superintendence of Cultural Heritage.

In this regards Applicant has asked the SCH for Terms of Reference for works on this site.

Mitigation Proposals ‐ Summary Preliminary potential mitigation measures associated with the identified impacts include:

During Construction

 Minimising excavations to the bare minimum required by the Scheme;

 Maximise the re‐utilisation of excavate rock and minimising disposal to landfill;

 Compliance with all relevant waste management regulations and the adoption of best practice in relation to both construction and operational waste management;

 Ensuring the adoption of best practice environmental measures throughout construction through the implementation of a Construction Management Plan;

 Setup mitigation measures for the control of surface water flows from the site, especially during construction. No silt‐laden water will be allowed to flow out of the site and into the adjacent valley. Measures will need to be adopted for strict control of such waters.

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 Careful attention to measures in the CMP for mitigating noise, vibration and impacts on air quality from the construction works, and implementation of appropriate operational monitoring regimes throughout the construction phase to mitigate impacts;

 Where possible, recycle construction materials currently available on site;

 Careful consideration of the height, massing and visual appearance of the development, in order to ensure that the visual amenity is optimised, including having regard to the long distance views in all directions;

 Survey the trees, shrubs and other vegetation present on site to determine their nature and the possibility of retaining any of these and/or transplanting to other locations within the site;

 Identify, mark, and eradicate any alien and invasive species growing on the Scheme site in line with ERA’s guidelines on the subject;

 Derelict areas within the site along the valley to be identified and rehabilitated as part of the Scheme;

 Monitoring of excavation works by an archaeologist under the guidance of the SCH to ensure that any buried or uncharted cultural heritage features are appropriately recorded; and

 Monitoring of the works by an ecologist / operational monitoring team to ensure that no adverse impacts are inflicted on the valley.

 Careful consideration of the use and location of plant equipment (extractor fans, air‐ conditioning units, generators, etc), and attention to the need for noise abatement measures, in order to minimise noise emissions;

During Operation

 Operational phase discharges will all be directed to sewer or collected in reservoirs. Overflows into the valley will be prohibited, unless strictly required to maintain ecological water flows as directed by ERA;

 Careful attention to the use and management of the car‐park, in order to ensure that traffic movements to / from and within the vicinity of the site are optimised so as to minimise emissions to air and traffic noise;

 Promotion of sustainable modes of transport to service the Scheme;

 Storm‐water falling on site will be collected and stored in a reservoir.

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Yours sincerely,

Perit Keith Cole for Bezzina & Cole Architects & Engineers 2017

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ADDENDUM

. Letter from the Ministry for Education & Employment addressed to Mr. Joseph A. Bugeja as a representative of the University of Malta, dated 22nd May, 2017

. Letter from Mr. Joseph A. Bugeja on behalf of the University of Malta, dated 2nd June, 2017

. Letter from applicant Mr. Pio Vassallo addressed to the Planning Authority and Environment & Resources Authority, dated 22nd May, 2017

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Letter from the Ministry for Education & Employment addressed to Mr. Joseph A. Bugeja as a representative of the University of Malta, dated 22nd May, 2017

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Letter from Mr. Joseph A. Bugeja on behalf of the University of Malta, dated 2nd June, 2017

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Letter from applicant Mr. Pio Vassallo addressed to the Planning Authority and Environment & Resources Authority, dated 26th June, 2017

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End of document

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