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 Malta, dated 22 May, 2017 ...... 53
nd Letter from Mr. Joseph A. Bugeja on behalf of the University of Malta, 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, Valletta Road, Mosta.
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 Msida 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 Sliema, 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 Birkirkara/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: