PROJECT DESCRIPTION STATEMENT

Transcription

1 TRK Document - () 01_FortCambridge Hotel_PDSVol1One Print Duplex A4a_PART 1 OF 4 [] - DocumentID Document Dated - - msult - Page 1 of 49 PROJECT DESCRIPTION STATEMENT Proposed High Rise Hotel Tigné Peninsula - Sliema Volume One 27 October 2015 Prepared by ERSLI Consultants on behalf of GAP Holdings plc

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3 TRK Document - () 01_FortCambridge Hotel_PDSVol1One Print Duplex A4a_PART 1 OF 4 [] - DocumentID Document Dated - - msult - Page 3 of 49 Assignment Project Title Location MEPA ref TRK Applicant Perit Project Description Statement (PDS) Retention of historic existing façades of the Fort Cambridge barracks building and demolition of the existing southwest façade and internal structure, proposed excavation and construction of a new high-rise hotel Class 3B including all ancillary facilities and amenities Triq Tigné c/w Triq il-ponta ta Dragut, Sliema, Malta Paul Attard obo GAP Developments plc Perit Ray DeMicoli Inġinier DeMicoli & Associates Inġ Victor Bonello b.nel Engineering Consultancy Revisions No Date By Reason for Revision October 2015 PG Submitted Draft

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5 TRK Document - () 01_FortCambridge Hotel_PDSVol1One Print Duplex A4a_PART 1 OF 4 [] - DocumentID Document Dated - - msult - Page 5 of 49 Volume One Table of Contents List of Tables... vii List of Figures... ix Volume Two... xiii Glossary... xv section 0 Introduction section 1 The Applicant section 2 Description of the Proposed Development Project objectives The proposed development section 3 Timing of Proposed Project section 4 Location of Site Location Tigné peninsula Policy framework section 5 Tested Alternatives section 6 Physical Characteristics of the Proposed Hotel section 7 Present Uses and Environmental Characteristics of the Site section 8 Land Uses in the Surrounds section 9 Public Utilities section 10 Employment Construction works Operations Introduction Working hours section 11 Plant and Equipment Raw Materials Wastes Construction works Plant and equipment Materials Waste Operations Plant and equipment Waste v

6 TRK Document - () 01_FortCambridge Hotel_PDSVol1One Print Duplex A4a_PART 1 OF 4 [] - DocumentID Document Dated - - msult - Page 6 of 49 section 12 Access Arrangements Construction works Operations section 13 Likely Environmental Impacts and Mitigation Measures Introduction Impacts and mitigation Land use Traffic Noise and vibrations Air pollution Construction The scale of the development References Endnotes vi

7 TRK Document - () 01_FortCambridge Hotel_PDSVol1One Print Duplex A4a_PART 1 OF 4 [] - DocumentID Document Dated - - msult - Page 7 of 49 List of Tables Table 2-1 Project drawings prepared by DeMicoli & Associates Table 2-2 Main features of the hotel Table 2-3 Main features of the building envelope Table 10-1 Hotel employees Table 11-1 Estimated raw Materials for construction Table 11-2 Estimated raw Materials for construction Table 11-3 Estimation of waste generation for the first five years of operations of the proposed hotel vii

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9 TRK Document - () 01_FortCambridge Hotel_PDSVol1One Print Duplex A4a_PART 1 OF 4 [] - DocumentID Document Dated - - msult - Page 9 of 49 List of Figures Figure 0-1 Tigné peninsula Figure 0-2 Site location (1) Figure 1-1 Fort Cambridge development from Il-Port ta Marsamxett Figure 1-2 Bay Street Complex Figure 2-1 Layout of the proposed hotel level Figure 2-2 Layout of the proposed hotel level Figure 2-3 Layout of the proposed hotel level Figure 2-4 Layout of the proposed hotel level Figure 2-5 Layout of the proposed hotel level Figure 2-6 Layout of the proposed hotel level M [Mezzanine] Figure 2-7 Layout of the proposed hotel level Figure 2-8 Layout of the proposed hotel level Figure 2-9 Layout of the proposed hotel level Figure 2-10 Layout of the proposed hotel level Figure 2-11 Layout of the proposed hotel levels 5 to Figure 2-12 Layout of the proposed hotel level Figure 2-13 Layout of the proposed hotel level Figure 2-14 Layout of the proposed hotel level Figure 2-15 Layout of the proposed hotel level Figure 2-16 Layout of the proposed hotel levels Figure 2-17 Layout of the proposed hotel level Figure 2-18 Layout of the proposed hotel level Figure 2-19 Layout of the proposed hotel level ix

10 TRK Document - () 01_FortCambridge Hotel_PDSVol1One Print Duplex A4a_PART 1 OF 4 [] - DocumentID Document Dated - - msult - Page 10 of 49 Figure 2-20 Layout of the proposed hotel levels Figure 2-21 Layout of the proposed hotel level Figure 2-22 Layout of the proposed hotel levels Figure 2-23 Layout of the proposed hotel level Figure 2-24 Layout of the proposed hotel level Figure 2-25 Layout of the proposed hotel level Figure 2-26 Layout of the proposed hotel levels Figure 2-27 Layout of the proposed hotel level Figure 2-28 Layout of the proposed hotel levels Figure 2-29 Layout of the proposed hotel level Figure 2-30 Layout of the proposed hotel roof level Figure 2-31 Layout of the proposed hotel section AA Figure 2-32 Layout of the proposed hotel section BB Figure 2-33 Layout of the proposed hotel south west elevation Figure 2-34 Layout of the proposed hotel northeast elevation Figure 2-35 Layout of the proposed hotel southeast and northwest elevations Figure 3-1 Tentative programme of works Figure 4-1 Site location (2) Figure 4-2 North Harbours Local Plan Sliema & Tigné Point Policy Map Figure 4-3 Fort Cambridge Area Development Brief Policy Map Figure 4-4 Designated Appropriate Locations for Tall Buildings Figure 5-1 An early architect s sketch of the proposed hotel Figure 5-2 Testing of the visual impact of the initial option from Marsamxetto Harbour Figure 5-3 Testing of the visual impact of the initial option from Ix-Xatt ta Qui-Si-Sana Figure 5-4 Revision of the design x

11 TRK Document - () 01_FortCambridge Hotel_PDSVol1One Print Duplex A4a_PART 1 OF 4 [] - DocumentID Document Dated - - msult - Page 11 of 49 Figure 5-5 Further revisions Figure 5-6 An early architect s sketch of the proposed hotel Figure 6-1 Location of viewpoints (vp1 to vp7) Figure 6-2 View from vp1 Bighi Figure 6-3 View from vp2 Open sea Figure 6-4 View from vp3 Manoel Island Figure 6-5 View from vp4 Fort St Elmo Figure 6-6 View from vp5 University of Malta Figure 6-7 View from vp6 Marsamxett Figure 6-8 View from vp7 Spinola Point Figure 7-1 The barracks building in its current state Figure 7-2 Layouts of the floors of the barracks building Figure 7-3 Façades of the barracks building Figure 7-4 Results of survey of trees planted around the barracks building Figure 8-1 Land uses in the vicinity of the Site Figure 13-1 Shadow analysis March Figure 13-2 Shadow analysis June Figure 13-3 Shadow analysis December Figure 13-4 Case studies properties A B - C Figure 13-5 Case study property A Figure 13-6 Case study property B Figure 13-7 Case study property C xi

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13 TRK Document - () 01_FortCambridge Hotel_PDSVol1One Print Duplex A4a_PART 1 OF 4 [] - DocumentID Document Dated - - msult - Page 13 of 49 Volume Two Appendix:... Project drawings prepared by DeMicoli & Associates xiii

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15 TRK Document - () 01_FortCambridge Hotel_PDSVol1One Print Duplex A4a_PART 1 OF 4 [] - DocumentID Document Dated - - msult - Page 15 of 49 Glossary Abbreviation AADT CMP EIA GN LN MEPA MICE MJCL NHLP PDS SL TIA T&T TTCI WEF WSC WTTC Meaning annual average daily traffic Construction Management Plan Environmental Impact Assessment Government Notice Legal Notice Malta Environment and Planning Authority meetings, incentives, conferences and events Ministry of Justice, Culture and Local Councils North Harbours Local Plan Project Description Statement Subsidiary Legislation traffic impact assessment Travel & Tourism [sector] Travel & Tourism Competitiveness Index World Economic Forum Water Services Corporation World Travel & Tourism Council xv

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17 TRK Document - () 01_FortCambridge Hotel_PDSVol1One Print Duplex A4a_PART 1 OF 4 [] - DocumentID Document Dated - - msult - Page 17 of 49 section 0 Introduction 0.1 This Project Description Statement (PDS) refers to the proposed high-rise hotel which would be constructed on the site located in the Tigné peninsula in Sliema (Figure 0-1 below), which is identified in Figure 0-2 (on page 18) (Site). 0.2 The Site is currently occupied by a 19 th century building which was originally the residential quarters (barracks) for soldiers posted in a fort located adjacent to the site. In the 1980s, it was appended to a hotel, which was later demolished [in 2008] in order to be replaced by a luxury apartments complex. The Site was allocated for an office development under an outline development permission issued in The proposal has been made to the Malta Environment and Planning Authority (MEPA) by Paul Attard (Applicant) on behalf of GAP Developments plc (GAP, 2015), who were also the developers who originally promoted the above-mentioned residential and offices developments. 0.4 The design of the hotel was commissioned to Perit Ray DeMicoli, principal of DeMicoli & Associates (DA, 2015), who is responsible for the architectural and structural design of the development. Inġ Victor Bonello of b.nel Engineering Consultancy (2015) has been commissioned the design of building services. Figure 0-1: Tigné peninsula Page 17 of 113

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19 TRK Document - () 01_FortCambridge Hotel_PDSVol1One Print Duplex A4a_PART 1 OF 4 [] - DocumentID Document Dated - - msult - Page 19 of This PDS was prepared under Regulation 5 (1) of the Environmental Impact Assessment (EIA) Regulations, 2007 (SL ; LN 114/2007). 1 It consists of the 13 sections, listed below, which discuss the aspects identified in Regulation 5(3)(a) to (m) [of the aforesaid Regulations], which follow the sequence indicated in the same Regulation: 1. Details of the person wishing to carry out the development, i.e. the Applicant 2. Brief description of the project and its general objectives 3. Timing of proposed project 4. Location of site 5. Alternatives 6. Physical characteristics of the proposed project 7. Present uses and environmental characteristics of the site 8. Land uses in the surrounds 9. Public utilities 10. Employment 11. Plant and equipment, raw materials, and wastes 12. Access arrangements 13. Likely environmental impacts and mitigation measures Page 19 of 113

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21 TRK Document - () 01_FortCambridge Hotel_PDSVol1One Print Duplex A4a_PART 1 OF 4 [] - DocumentID Document Dated - - msult - Page 21 of 49 section 1 The Applicant 1.1 As noted earlier, the Applicant submitted the proposal for the development in question on behalf of GAP Developments plc, which is one of the major property development companies in Malta. It is perhaps best known for the Fort Cambridge residential complex located adjacent to the Site, which currently dominates the skyline of the Tigné peninsula (Figure 1-1 below). Figure 1-1: Fort Cambridge development from Il-Port ta Marsamxett 1.2 GAP Developments plc was established in 2001 through the merger of GAP Holdings Limited and Tigné Skies Limited, which is a subsidiary of the Azzopardi Group (GAP, 2015): GAP Holdings, a property development company with 30 years experience, had by that time developed an extensive portfolio of residential and commercial developments targeting a range of market segments. Its Chairman, George Muscat, was one of the promoters of the well-known Bay Street complex (Bay Street Holdings Limited, 2015), a shopping and hotel development, which is located in Paceville, one of the most popular leisure/resort areas in Malta. It was the first development in which Figure 1-2: Bay Street Complex the Floor Area Ratio (FAR) principle, which was introduced in Malta in the Structure Plan Explanatory memorandum was applied (MDI, 1990b). Tigné Skies was, at the time of the merger, a new-comer to the property development sector. Its mother company Azzopardi Group is a major supplier of food products and one of the key players in the fisheries sector. It has been a pioneer in the tuna-penning sector in Maltese waters. Page 21 of 113

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23 TRK Document - () 01_FortCambridge Hotel_PDSVol1One Print Duplex A4a_PART 1 OF 4 [] - DocumentID Document Dated - - msult - Page 23 of 49 section 2 Description of the Proposed Development 2.1 Project objectives 2.1 The proposed development consists of a city 5-star hotel designed for the business traveller. Its accommodation and leisure facilities, would therefore be catering for the needs of corporate and upmarket visitors and equipped for meetings, incentives, conferences and events (MICE). The Applicant submits that the market segment which is to be targeted, together with the statement which building shall be making on the Sliema skyline, is expected to attain the following objectives: The hotel building will contribute to the further recognition of Malta as important business centre, which would in turn attract upmarket business travellers to both Malta and the hotel. Currently, Malta is ranked 40 th (out of 141 countries) in the Travel and Tourism Competitiveness Index (TTCI) (WEF, 2015, p. 5). This index refers to specific factors and policies which are deemed to make possible the sustainable development of the Travel & Tourism (T&T) sector. The applicant submits that the facilities for large scale international events, which would be provided in the hotel, have the potential to contribute to the further upgrading of the business environment in Malta. The focus of the hotel on the high-end services to the business sector would contribute to the attainment of the objectives of the Malta National Tourism Policy (Ministry for Tourism, 2015), particularly with respect to the following guiding principles Raising of the level of Quality across the entire tourism value chain Reducing Seasonality (pp. 9,10 and 25-58). The applicant s business strategy would also make it possible for the hotel to confront successfully, together with other well-prepared organisations, the anticipated economic challenges that Malta needs to be organised for (WTTC, 2014). 2.2 The proposed development The proposed development is described in detail in the Project Drawings and photomontages prepared by DeMicoli & Associates. The drawings are included in the Appendix to this document, and the core ones are reproduced in Figure 2-1 (on page 25) to Figure 2-35 (on page 59). The montages are presented in section 6 (on page 75 et seq). The drawings show that the hotel would be a tower constructed within the footprint of the existing building located to the south of Fort Cambridge, the main façades of which would be retained The Appendix includes the drawings listed in Table 2-1(below): Table 2-1: Project drawings prepared by DeMicoli & Associates Drawing number Drawing title F2268-A-P001 Proposed Level -4 also shows parking spaces which are available underneath the Fort Cambridge residential complex F2268-A-P002 Proposed Level -4 F2268-A-P003 Proposed Level -3 also shows parking spaces which are available underneath the Fort Cambridge residential complex F2268-A-P004 Proposed Level -3 F2268-A-P005 Proposed Level -2 also shows parking spaces and loading and unloading bays which are available underneath the Fort Cambridge residential complex Page 23 of 113

24 TRK Document - () 01_FortCambridge Hotel_PDSVol1One Print Duplex A4a_PART 1 OF 4 [] - DocumentID Document Dated - - msult - Page 24 of 49 Table 2-1: Project drawings prepared by DeMicoli & Associates Drawing number Drawing title F2268-A-P006 Proposed Level -2 F2268-A-P007 Proposed Level -1 F2268-A-P008 Proposed Level 0 Ground Floor also shows external areas F2268-A-P009 Proposed Level 0 Ground Floor F2268-A-P010 Proposed Level Mezzanine F2268-A-P011 Proposed Level 1 F2268-A-P012 Proposed Level 2 F2268-A-P013 Proposed Level 3 F2268-A-P014 Proposed Level 4 F2268-A-P015 Proposed Levels 5-10 F2268-A-P016 Proposed Level 11 F2268-A-P017 Proposed Level 12 F2268-A-P018 Proposed Level 13 F2268-A-P019 Proposed Level 14 F2268-A-P020 Proposed Levels F2268-A-P021 Proposed Level 17 F2268-A-P022 Proposed Level 18 F2268-A-P023 Proposed Level 19 F2268-A-P024 Proposed Levels F2268-A-P025 Proposed Level 23 F2268-A-P026 Proposed Level F2268-A-P027 Proposed Level 27 F2268-A-P028 Proposed Level 28 F2268-A-P029 Proposed Level 29 F2268-A-P030 Proposed Levels F2268-A-P031 Proposed Level 33 F2268-A-P032 Proposed Levels F2268-A-P033 Proposed Level 40 F2268-A-P034 Proposed Roof Level F2268-A-S001 Proposed Section AA F2268-A-S002 Proposed Section BB F2268-A-E001 Proposed Southwest Elevation F2268-A-E002 Proposed Northeast Elevation F2268-A-E003 Proposed Southeast Elevation Proposed Northwest Elevation text continued on on page 60 Page 24 of 113

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