1_fort st elmo& marsamxetto rep part3

MIMCOL: FORT ST. ELMO AND MARSAMXETTO HARBOUR REPORT 60

Photo 53: Aerial view of Old Laboratory Barracks and surroundings

Dowling Area

In front of the Old Laboratory Barracks, situated along the shoreline, one finds a government

owned structure leased to a private individual under tenement T.76804 (rooms). Beyond this

structure, the pathway along the shoreline comes to an abrupt end, providing no further foot‐

path access along the Marsamxetto waterfront. In fact, part of the retaining wall plummets

directly into the sea whilst the remaining part, where some foreshore exists, is inaccessible and

dangerous to walk on (vide photos 54 & 55).

Again reference here must be made to Structure Plan Policies RCO10 and RCO11 which

identify the foreshore between the Old Laboratory Barracks and ‘Dowling Area’ as an area

having ecological and/or scientific importance (refer to Annex II ‐ GHLP Figure 7: Valletta Inset

Map).

Old Laboratory Barracks


Photo 54: End of walkway

Burrowed within the retaining wall one finds a tunnel which is thought to date back to the time

of the British (vide photo 55). In fact, the tunnel, which is approximately twenty‐eight (28) metres

deep and eight (8) meters wide, is thought to be one of the proposed submarine base pens

drawn up by the British, which project however was never completed (refer to figure 2 on page

62).

A short distance away from the proposed location for the submarine base pens, further along

part of the shoreline known as the ‘Dowling Area’, lies a government owned property,

previously referred to as ‘Her Majesty’s Dockyard’ property. Today, this property is leased to a

private individual under lease agreement T.66287 for use as a house. The only access to this

property is from Great Siege road by means of two‐way descending stairs; one (1) side of which

leads to this property while the other leads to the adjacent St. Rocco Baths (vide photo 56).

End of walkway Retaining Wall plummets directly into the sea


Photo 55: A 28m tunnel within Dowling Area

Figure 2: Plans of submarine base pens sourced from Santu Spirtu Archives


Photo 56: St. Rocco Baths

These baths form part of an area that for a long time has been earmarked for development into

beach facilities, which project would not only embellish the foreshore and surrounding areas of

the hotels in the vicinity, but also ensure an uninterrupted shoreline for the enjoyment of the

public. However, to date, this project has not yet materialised.

Excelsior Area

Adjacent to the St. Rocco Baths, one comes across a considerable area of land which, according

to the GHLP, lies in a zone which should retain its ‘existing or more environmentally friendly’

use. This area of land has been granted on Temporary Emphyteusis (T.65015 expiring in 2116)

to the Grand Hotel Excelsior Ltd (vide photo 57).


Photo 57: Foreshore of the Grand Hotel Excelsior

By virtue of this deed, the Commissioner of Land had given his consent to the grantee to

reclaim the sea area bounded on the north and west by the sea and east by the same property

being granted. In turn, the emphyteuta had bound itself to commission the Government’s

consultants on the Msida Marina, namely Coode Blizard Ltd, to check the shape of the

proposed reclamation by reinstating the Msida Marina Model and affecting the required

computer runs, binding itself to conform to any modifications and profile of retaining works as

advised by said consultants.

By virtue of a later addendum to the original deed, the site (‘formerly occupied by the seabed

and now reclaimed’) was granted to the Grand Hotel Excelsior to be used ‘exclusively as a

yachting centre and other ancillary hotel facilities’. In addition, the deed stipulates that the land

granted ‘shall form an integral part of the amenities of the hotel’.


In theory, the pathway along the coastal zone of the Marsamxetto Waterfront, which abruptly

stops in the vicinity of the Old Laboratory Barracks (as depicted in photo 54 on page 61), resumes

again from this point onwards, albeit from behind the structures, and continues all the way up

to Pieta Creek. In practice, however, the pathway stops at the AFM gates situated just a few

metres away (vide photo 58).

Photo 58: Obstacles in way of walkway

The whole area in between, that is, between the Excelsior and the AFM gates, falls within a

zone which, according to the GHLP, has been earmarked for ‘Maritime Related Uses’ ‐ Use

Class 10 (Use Classes Order, 1994 as amended) (refer to Annex III ‐ GHLP Figure 10: Floriana Inset

Map).

As can be expected, therefore, the shoreline is sufficiently equipped with a number of slipways

used to haul boats in and out of the sea. The topography of the site, that is, the scale and

Walkway continues from this point

Gate to restricted zone

AFM Naval Base


informal arrangement of the buildings, allows views of the water to be obtained from the

central space. Any redevelopment in this area should retain and enhance such an attractive

feature. A description of said area follows.

Situated beneath the Excelsior bastions walls one finds a number of boathouses occupied by a

private individual by way of encroachment (T.90477; T.92862). Opposite these boathouses,

further along the shoreline from the Excelsior, one finds a small structure currently leased to

the same tenant for use as a house (T.61393). Adjacent to this house, lies the ‘Lo Squero’

restaurant, which building is currently leased to Haywharf Caterers Ltd. under tenement

T.61840 (shop/kiosk) (vide photo 59).

Moving further along the shoreline, in the direction of Pieta Creek, one comes across a large

area consisting of a number of structures which all used to form part of the Nautical School.

This area is currently leased to the Viking Sailing Club under tenement T.79286. Within this

same area, there are also offices currently occupied by the Education Department under

tenement T.73873 (vide photo 59).

Moving further inland beyond the former premises of the Nautical School, lying in the midst of

the aforementioned boathouses, one finds a flight of steps, which link ‘Xatt it‐Tiben’ with Sir

Hannibal Scicluna road. These steps intercept through a small sloping rural area situated

beneath the Excelsior Bastion wall. The rural area currently accommodates several mature

trees.

Across the road from this small rural area, precisely on the other side of Sir Hannibal Scicluna

road, one finds another much larger rural area which is referred to by the lands Department as

a ‘Gardening Site’. This area is covered by tenement T.52302 but is currently vacant. Lying


immediately next to it, further up Sir Hannibal Scicluna road, situated immediately opposite

the entrance to the Excelsior Hotel lies a medium‐sized open space currently utilised as a hotel

car‐park. In fact this tract of land, which has recently been embellished, is included in the area

granted to the Excelsior Hotel under Temporary Emphyteusis T.65015 which expires in 2116.

Photo 59: Aerial view of ex‐Nautical School

Public Office Enclave

Moving further inland, beyond the Excelsior car‐park, above the Bastion walls, one comes to an

area referred to in the GHLP as the Public Office Enclave. This area was previously known as

‘Belt is‐Sebh’, an area situated outside the 16th century fortified City of Valletta, but within its

extended 17th century fortification system which includes also Floriana. This site, which has a

prominent position overlooking Marsamxetto Harbour, is already established as a location for

public office use but it lacks certain provisions that would make it ideal.

Ex‐Nautical School Premises

AFM Naval Base

Lo Squero

National Library


In fact, Area Policy GF16 of the GHLP recognises the need for the area to be improved and

upgraded and calls for a Development Brief for the area to be drawn up. Unfortunately, to this

date, such a Development Brief has not yet been issued. To quote from the Policy:

This brief will be expected to give particular consideration to transportation and to visual aspects. The eventual scheme will be subject to a Traffic Impact Statement (TIS). The development brief will be approved by the Planning Authority and will also include the following requirements:

(i) office accommodation for government departments interfacing with the public, together with other public sector offices as necessary;

(ii) safeguarding of the existing cemetery;

(iii) make proposals regarding the Public Library;

(iv) inclusion of public walkways with adequate linkages to Valletta and Floriana;

(v) restoration of the bastions and provision for the proposed Heritage Trail;

(vi) a landscaping and planting scheme;

(vii) enhancement in amenity, and improvement of public open space; and

(viii) on site parking in accordance with adopted standards.

The Enclave can be broken‐down in smaller sites according to their current use and relative

delimitations existing between them, namely:

Site A: Library Terrace

This site is a linear east/west plateau, relatively undeveloped, bordered at south by the Floriana

Retrenchment curtain wall which provides an impressive backdrop to the site when viewed

from the Harbour area.

Beneath the curtain wall there is a deep ditch which allows access to the site from each end,

provides car parking facilities (T.79659 – Education Department) and contains several storage

buildings (vide photo 60).


Photo 60: Aerial view of Library Terrace

At the eastern end, the access road from Great Siege road slopes steeply, while a second access,

from the Lintorn Barracks area, is provided at the western end, through the original Polverista

Gate (Bieb Pulverista) located within the Bastion walls. These two access points provide a

continuous vehicular route from the Library Terrace to the upper neighbouring areas, occupied

by Government Ministries and Departments (Education: G09105; Housing; Works Division;

Inland Revenue; Public Lotto: G.36001/2) and the Police Headquarters (vide photo 61).

In front of the ditch one can find a raised mound, excavated to provide an outer line of defence.

Currently accommodating mature trees, the mound forms a strong landscape feature against

the Bastion walls, when viewed from the north.


In front of the mound, situated one‐level above the Excelsior car‐park, across Joseph J. Mangion

road, one finds the buildings that currently house the National Public Library, occupied under

Government Lease G.21005 by the Public Library Department. The Library premises comprise

a two storey linear building, excavated and constructed into the mound, and a new two storey

extension sitting in front of the mound. Although the library enjoys open and unrestricted

views of the Marsamxetto Harbour, the buildings, especially the prominent new extension, do

not fully exploit their position at the base of the Bastion walls (vide photo 61).

At the extreme western end of the site, within a walled garden, one can find an attractive two

storey former military residence better known as the Aertex Villa (vide photo 61). This building

is currently occupied by the Inland Revenue Department under Government Lease G.17007.

Developed in a British Colonial style, the building and the associated garden have an

architectural and townscape value which should be preserved and enhanced.

Immediately to the north of the Aertex Villa, located within the Msida Bastion, lies a

garden/cemetery of significant architectural, historic and landscape merit, as it contains a

number of ancient tombstones and mature tree species. Buried within this site, one mainly

finds British servicemen, officials and businessmen and their families, some of whose

descendents still live in Malta today, as well as some Maltese.

The most famous Maltese buried here was Mikiel Anton Vassalli, known as the father of the

Maltese language, who died on 12th of January 1829. Leased to the Superintendence of Cultural

Heritage under tenement T.51718, this garden/cemetery, formerly known as the Msida Bastion

Cemetry, has been restored and today represents an attractive and interesting visitor facility

managed by Din l‐Art Helwa (vide photo 61).


Photo 61: Aerial view of Library Terrace – different angle

Site B: Ospizio Area

This site occupies the intermediate plateau between the St. Salvatore Curtain, situated beneath

the Police Headquarters and adjacent Public Lotto Offices (Government Lease: G.36001/2), and

the outer Polverista Curtain, overlooking Marsamxetto Harbour above Hay Wharf.

Due to the level changes and building orientation, it represents a complex area with

considerable potential for future enhancement, providing the opportunity to connect the

Library Terrace with the more remote western parts of the site (ex. Milorda Gardens) through a

series of interconnecting pedestrian routes and network of passages which run through the

walls of the fortifications, in particular, La Vittoria Bastions.

Library Mound

Polverista Gate

Aertex Villa

Msida Bastion Cemetery


The site, accessed from the adjacent Library Terrace, slopes down from the St. Salvatore

Curtain wall to the Polverista Curtain and includes within its area:

• a school, ‘Lorenzo Manche’, composed of single and two storey buildings, arranged around

courtyard and playground areas, currently leased to the Director of Education under

Government Lease G.09016 (refer to photo 62);

• a large undeveloped open land including a few structures situated at the far western end of

the site, within the St. Salvatore Counterguard, currently leased to the Commissioner of

Police under Tenement T.71664.

This tract of land includes a skewed arch, within St. Salvatore Bastion, leading to the

Milorda Gardens (G.01081 – Dir. of Agriculture), situated one level beneath, and possibly

leading also to another opening within Sa Maison Bastion at the waterfront level at Hay

Wharf. Access, however, is currently closed (vide photos 63 & 64);

• an area of land currently occupied by the Works Division (Restoration Unit) under

Government Lease G.39119, including the original artillery chambers (casemates) of the

Polverista Curtain, situated along the north edge, currently walled up and used as stores

(vide photo 62);

Overall, the site displays a number of positive characteristics which should be enhanced and

developed further, encouraging, where possible, free movement of pedestrians along the

Polverista Curtain through uninterrupted pedestrian paths running parallel to the Polverista

artillery chambers, connecting the Library Terrace to the Milorda garden and possibly creating

a link to the waterfront via the skewed arch in the curtain wall of the St. Salvatore

Counterguard, thereby making the relatively cut‐off garden more accessible to tourists, and

locals alike, for their enjoyment.


Photo 62: Aerial view of Ospizio Area

Photo 63: Aerial view of skewed arch

School

Restoration Unit

Occupied by Police

Polverista Curtain

St. Salvador Curtain

Occupied by Police

Police HQ

Skewed Arch

Network of Passages within

Fortifications


Photo 64: Aerial view of skewed arch – different angle

Hay Wharf Area

As previously mentioned, in theory, another pedestrian walkway exists along the shoreline of

the Marsamxetto Harbour, linking the Excelsior area with Pieta Creek. In practice, however,

access along the shoreline is restricted via a guarded entrance at the base of Msida Bastion

which prevents the free and continuous pedestrian movement towards Pieta Creek. The reason

for this restricted zone is due to the presence of the Maritime Squadron of the Armed Forces of

Malta, whose primary role is to defend the integrity of the Maltese Islands (vide photo 65).

The area currently occupied by the Squadron, by virtue of Government Lease G.42010,

stretches from the gate situated adjacent to the old Nautical School, at the base of Msida

Bastion, along the Polverista Curtain Wall up to another gate situated at the base of Sa Maison

Bastion (vide photo 65).

Skewed Arch

Milorda Gardens

La Vittoria Bastions


Within this area, one finds three large single storey buildings which are similar to barracks

constructed by the British Services together with some temporary structures located in the

space between the buildings and the bastion walls. In addition, within the base of the curtain

wall, a number of former WWII air raid shelters have been allocated for storage purposes (vide

photo 66).

According to the GHLP, the whole area occupied by the Maritime Squadron and further along

the shoreline towards the Gozo Channel berth, is a zone which should retain its ‘existing or

more environmentally friendly’ use (refer to Annex III – GHLP Figure 10: Floriana Inset Map). In

addition, this area is covered by an ‘Area of High Landscape Value’ policy which aims to

protect the harbour fortifications from any negative visual impact that might arise through any

type of development in the area. Any proposals for this site, therefore, will have to respect the

backdrop of the fortifications and be similar in size and massing as the existing structures.

Photo 65: Aerial view of Hay Wharf

Restricted Area occupied by AFM


Photo 66: AFM Buildings

Pieta Creek And Surrounding Area

Moving further along Hay Wharf, in the direction of Sa Maison, one arrives at the Pieta Creek.

The Creek retains its charm as an inlet of Marsamxetto Harbour (vide photos 67 & 68).

Were it not for the mayhem caused due to cargo activities in the vicinity, this location could

well serve as the perfect setting for a nice stroll along the waterfront, providing pedestrians

with the opportunity to absorb the excellent views of the Valletta fortifications in their entirety.

As it happens, however, the area is in total disarray. Even the few fishing boats that float

sporadically within the creek fail to create the proper mood, so desperately needed to elate the

place.


Photo 67: Aerial view of Hay Wharf

Photo 68: Pieta Creek and surrounding area


On leaving the location currently occupied by the Maritime Squadron of the Armed Forces of

Malta, strolling along Hay Wharf in the direction of Pieta, one comes across the area currently

utilised by the Gozo Channel Company Ltd. to trans‐ship heavy cargo from Malta to Gozo and

vice‐versa. This area is cramped and poorly organised, as a consequence of which, traffic is

often backed up on the distributor road junction and on to ‘ix‐Xatt tal‐Pieta’, especially in peak

season (vide photo 69). Needless to say, something needs to be done to ease the congestion. The

question is what?

Some argue that this cargo terminal should not even be at this location, but would be better

suited within the Grand Harbour. Others disagree and, cognisant of the difficulties

encountered in finding an alternative location that can equally serve its function, if not better,

support the notion of improving and rationalising the existing facilities.

Photo 69: Chaos at Pieta Creek


Area Policy GF08 of the GHLP supports the latter view and suggests the:

Upgrading of the Gozo Ferry Terminal at Sa Maison to provide improved facilities, including

a dedicated parking area off the main road for ferry traffic… measures should be taken to

improve and rationalise the existing facilities, which could include extension to the quay

apron.

As for the congestion of traffic, Area Policy GF09 of the GHLP acknowledges that

improvements to the road junction at Sa Maison is required, particularly in connection with

any redevelopment of the Gozo Cargo Terminal. The Policy states that the existing landscaped

area at Sa Maison, currently leased to the Pieta Council under Tenement T.78796,

is located within the distributor road and serves as a roundabout. This discourages totally its

use by pedestrians. The junction must be redesigned to facilitate pedestrian movement

between the area, the waterfront and the wooded area nearby.

The Policy also provides for the safeguarding of a small slipway and an area for boat storage

and maintenance.

Action seems to have already been taken in regard to the dilapidated Old Customs Verandah,

better known as ‘The Boathouse’, which lies a few metres away from the Cargo Terminal (vide

photo 70).

This building, which is partly collapsed, has played its part in Pieta’s folklore after having

served as a boat shed for local boat owners ever since yesteryear. Devolved to the Pieta Local

Council in 2005 under lease T.78949, this building will soon be converted into an up‐market

restaurant by Pieta Marina Catering Ltd., the Company that has recently won a call for tenders

issued by the Local Council.


Photo 70: Old Customs Verandah

Further to this action, the Pieta Council proposes to develop also the adjacent Sa Maison Jubilee

Gardens, better known as the ‘Pinetum’, into a major public recreational area, including an ‘al

fresco’ catering establishment and parking facilities. Situated within easy access from Pieta

Creek, bordered by Triq Indipendenza, Triq Sa Maison and the Floriana fortifications, the

Pinetum (W00027) is a large creepy wasteland area, nestling on the Floriana fortifications (vide

photos 71 & 72).

Area Policy GF13 of the GHLP underlines the critical importance of areas of open space and

public gardens in and around Floriana and prohibits any form of development which detracts

from or jeopardises these areas. Furthermore the Policy promotes the introduction of a

systematic rehabilitation and tree‐planting scheme, together with a management and

maintenance programme.


Photo 71: Aerial view of Pinetum / Sa Maison Jubilee Gardens

Photo 72: Pinetum / Sa Maison Jubilee Gardens


On similar lines, Area Policy GF14 states that the Jubilee Gardens/Pinetum will be the subject of

an appropriate management scheme designed to ensure that the semi‐natural characteristics of

this area are maintained, and the cleaning, restoration and rehabilitation of the underground

network of tunnels as part of the historical glacis is carried out.

The zone will also include the ditch areas currently housing adhoc buildings and structures

(including nissen huts) occupied by GO/Maltacom (T.72973) and the Police (G.31080). To quote

from the Policy:

This management plan needs to establish pedestrian links with the surrounding urban areas,

together with provision of parking areas off Triq Sa Maison; make provision for hard

landscaping and security, including lighting, decorative features, seating areas etc; and most

importantly embark on a replanting programme, including diversification with other

indigenous tree species.

Within this development, one must include the Pieta Bocci Club situated at the base of the

Pinetum, opposite the Pieta roundabout. The Bowling Pitch and adjacent structure are

currently leased to the ‘Kunsill Malti Ghall‐iSport’ under Tenement T.78909.

2.2 Further Policies Relevant To The Whole Area Under Review

2.2.1 GHLP & Structure Plan Policies

Reference is made to the Valletta Inset Map and Floriana Inset Map of the Grand Harbour

Local Plan attached as Annexes II and III respectively, which cover the whole stretch of

Marsamxetto waterfront. The one policy that sticks out within the whole area under review, as

depicted in both maps, is General Policy GC04.


This Policy, in conjunction with other policies in the GHLP and in the Structure Plan, provides

certain guidelines for the various activities encouraged to be undertaken in the different

sections of the Marsamxetto Harbour. For the Valletta stretch, in particular, from ‘Il‐Fossa’

basin up to the Excelsior Hotel, the Policy supports the upgrading of the waterfront for public

use and proposes to pursue an active programme of improvements to the area including the

provision of “open‐air, sitting‐out areas served by water related sports activities like waterpolo,

sailing, and diving”. In addition, ‘the rocky beaches in the area will be protected and structures

should be minimised, preferably kept to what already exists. Ferry landing points also need to

be safeguarded and upgraded”.

For the Floriana stretch, Policy GC04 encourages “the retention of existing uses, namely as an

inter‐island ferry terminal, for military (Armed Forces of Malta) use and for leisure uses”. In

other words, the Policy consolidates the present location of the Naval base and indicates the

need for intensification of its use. Provision is also made that the rest of the Hay Wharf zone

“can be used for leisure and education related activities, including water related users such as

the existing Nautical School, yachting facilities and similar activities.”

In contrast, however, Structure Plan Policy TOU8 states that:

“The Planning Authority will give favourable consideration to tourists and recreation related

facilities on the Waterfront of the Marsamxett Harbour. The relocation of the AFM naval base

and the adjacent Nautical School is envisaged so as to secure public access to the waterfront

and possibly to establish an additional road access to Valletta and Floriana subject to local

plan studies. Development will include the removal of the existing clutter of small buildings

at the base of Valletta/Floriana fortifications, so as to portray the fortifications to their best

advantage. Public access on the foot and by small boat shall be secured around the entire

harbour waterfront.”


In addition, General Policy GC03 of the GHLP underlines the potential for further

improvement in the recreational use of the Marsamxetto shoreline within the entire Valletta /

Floriana waterfront and beyond.

The Policy states that:

The Planning Authority will encourage investments from both the private and public sectors

for improvement and embellishment of the urban waterfront and the provision of

appropriate facilities for recreation in accordance with the zoning and use guidelines

contained in this Local Plan, together with Structure Plan policies on access and coastal areas,

particularly CZM 3. Particularly for Valletta, it will prepare an Action Plan for the entire

waterfront, from the entrance to the Great Ditch on Marsamxett side, to Lascaris on the

Grand Harbour side.

In terms of fortifications, it is widely expressed by various quarters that many parts of our

fortifications are currently inaccessible and thus cannot be properly enjoyed by people. As

provided in policy TOU11 of the Structure Plan, the GHLP Policies GH06, GF12 and GV09,

encourage the creation of Heritage Trails and recreational footpath systems along the Valletta /

Floriana bastions and Marsamxetto waterfront.

Starting from Fort St. Elmo and linking the various places of historical interest, view points,

gardens and other facilities, the trail system would allow the fortifications to be appreciated in

their entirety and would represent a new tourist and recreational facility in an area not usually

frequented by tourist and casual visitors. Appropriate signposting and informative panels,

landscaping and lighting, display of works of arts would be required to ensure the success of

the scheme. The “public art” programme could provide opportunities for the involvement of

private organizations in sponsoring and promoting local arts and crafts.


2.2.2 Structure Plan: Coastal Topic Paper

The results of a Public Attitude Survey carried out by MEPA in 1999 show that the Maltese

Islands coast is generally perceived as a recreational resource that needs to be protected both

for this purpose as well as for environmental ones. Constrained by the limited shoreline

available but demanded for use by various sectors, it is necessary to preserve coastal areas for

those uses that depend on a costal location (harbours, marinas, etc.) and as an informal

recreation place particularly related to water‐sports and costal walks.

The Coastal Topic Paper, a section of the Structure Plan referred to at the beginning of the

report, highlights the fact that “the small size of the Maltese Islands and the intensity of the

costal uses put an immediate limitation on the extent of development projects necessitating

land reclamation from the marine environment”.

Furthermore, structural stability and the use of appropriate construction materials are of

utmost importance in ensuring the long‐term existence of the reclaimed areas which are

continuously exposed to wave action. Attention is also drawn to the necessity to consider all

potential impacts that engineering works associated with change of coastline configuration

(new quays, jetties, breakwaters) might have on the adjacent areas and various coastal activities

(i.e. bathing safety).

The most ecologically important area in the marine environment lies within 50 metres

bathymetric contour where Posidonia oceanica meadows, species protected under international

law, is present alongside the Maltese coastline. As these areas are also the ones intensely used

for both maritime and recreation activities, the coastal engineering projects would have

considerable economic, social and environmental impacts.


In this regard, any increase in port related activities within the Marsamxetto Harbour will

generate high impact environmental risks associated with heavy traffic. It is therefore essential

that a similar management programme as that in operation within the Grand Harbour is put in

place in this Harbour by the Malta Maritime Authority.

2.2.3 Structure Plan: Tourism Topic Study

Another section of the Structure Plan is the Tourism Topic Study. The study states that the

Tourism and Recreation planning policies produced in 1990 made a significant contribution to

the strategic direction adopted by the Maltese tourism in shifting from a mass tourism

destination to a higher quality product. The product diversification strategy was a very

successful one, adding to the primary offer of “sea, sun and sand” other new ones like:

conference and incentive travel, cultural tourism, diving and English learning, yachting and

cruise liner business.

There is, however, more scope for upgrading and enlarging the product range offered by

Malta. Of utmost importance in this respect is the need for conservation of natural and cultural

heritage resources, some of them being in stringent need for upgrading and improvement as

regards visitor management and interpretation. Due consideration is to be given also to the

proposed location, scale and design of any tourist accommodation projects, ensuring that they

are in tune with the character of the place. Both MEPA and the Ministry of Tourism support the

re‐development for touristic use of existing vacant buildings with a historical context,

particularly in Valletta.

The biggest part of tourism activities in Malta is undertaken in coastal zones and along the

shoreline (bathing, water‐sports, etc.). Various surveys were carried out on tourist and locals

under the Tourism Topic Paper for review of the Structure Plan.


For the purpose of increasing capacity along certain stretches of coast (as identified in the

GHLP), the Paper states:

“Measures to be considered may include interventions like limited rock cutting interventions,

provided these do not result in significant adverse impacts and are kept to a minimum. The

provision of removable wooden walkways may also be considered. However, the use of

concrete over rocky surfaces is considered unacceptable since such interventions are

considered irreversible and results in significant damage to the coastal habitat”.

Further to promoting coastal environment as main tourist attraction of the Maltese Islands, the

measures taken over the years to support tourism industry have mainly targeted coastal

infrastructure development (accommodation, beach lidos, restaurants, etc.). The trend to

maximise tourist exploitation of the shore, with many developments extending right down to

the waterline, reduced substantially the areas available for informal recreation of both locals

and visitors. This is a critical issue, especially on an island where areas of open space are

limited. In this respect, the MEPA coastal strategy aims to safeguard free public access to the

shorelines and low‐lying rocky bathing areas, of course with due consideration also to the other

coastal uses.

The major investment in the Sea and Cruise Passenger Terminals, together with various

marketing efforts of both public and private stakeholders, consolidated Malta on the

Mediterranean cruise map and led to a steady increase in the number of ships and cruise

passengers arriving in the Grand Harbour. The results of a cruise passengers’ survey carried

out under the Tourism study for Structure Plan review highlighted that 90% of the respondents

were impressed by Malta’s attractions, that merit a longer stay, and would recommend it to

friends.


Although the socio‐cultural profile and the spending power of cruise passengers are higher

than the one of mass tourists, the short length of their stay limits the contribution they can have

to the Maltese economy. The majority of the cruise passengers expressed their preference to

individually explore a destination, the most visited site being Valletta. Besides the historic and

cultural attractions, the shopping and recreational facilities are also highly sought after by

cruise passengers. The overall conclusion of the survey is that cruise passengers consider Malta

as a destination worth returning to, with the Grand Harbour as an excellent berthing place,

very hospitable locals and impressive natural environment. This is further confirmed by the

fact that about 31% of respondents were return visitors. However, negative aspects in badly

need for improvement were also pointed‐out: public transport to/from the quayside, taxi

drivers’ behaviour, public conveniences, roads signage and tourist information points, dirty

roads and poor pavements.

The development of new cruise passenger terminal facilities, therefore, would increase our

berthing capacity, attracting more and larger cruise liners to our shores. This will further

contribute to developing Malta as a home‐port rather than just a port of call.

Aware of the higher spending tourists preference for accommodation within high quality and

rich cultural urban centres, the Structure Plan encourages tourist development accommodation

in Urban Conservation Areas (UCO), particularly “in the form of conversion, extension, an

refurbishment of existing buildings and facilities” (Policy TOU9) . Furthermore, Policy UCO12

underlines the need for continuing commitment to the enhancement of Conservation areas,

listed buildings and structures of outstanding architectural or historical interest, by means of

promoting restoration, good street furniture design, landscaping and finding new uses for

vacant and underused buildings.


Furthermore, Structure Plan Policy TOU11, supports public‐private initiatives and

collaborations in ensuring that Malta’s numerous heritage buildings and structures “are made

more accessible and interesting to tourists”. Such items of architectural and historical interest

are to be appropriately preserved and rehabilitated, enhancing and supporting Malta’s

promotion as a quality touristic destination.

The Tourism Topic Paper further states that improvement in this respect may involve the

development of visitor centres, provision of interpretative facilities and for basic facilities like

toilets, car parks, retail outlets related to the site. Attention is also drawn to a number of vacant

historic buildings, special reference being made to Fort St. Elmo in Valletta, which is steadily

decaying, giving a derelict image to the area. The Planning Authority encourages its re‐use

which would be a catalyst for the upgrade and revitalisation of the historic area of lower

Valletta.

2.2.4 Transport Access

In terms of transport, as outlined by the Government’s Consultative Document “Valletta and

Floriana: A Strategy to Improve Access”, the access and traffic congestion problem arises from

the continuous increase in number and use of private cars. Buying a car is no longer regarded

as a luxury but an essential investment, allowing one to go to different places without

depending on others. As a result of country’s prosperity but also due to its geographical

specificities, the use of cars in Malta has now surpassed the level displayed in many developed

countries.

To address this situation and to allow the historic cultural value of Valletta and Floriana to be

fully enjoyed by residents, shoppers, visitors and tourists, the Government has proposed a

number of solutions.


These are:

• Expanding the existing pedestrian zones;

• Introducing modern pay‐parking system;

• Reducing the need for people to park in Valletta or Floriana by providing alternative

options in secluded areas or underground parking spaces;

• Stimulating introduction and use of alternative means of public transport for entering

Valletta and Floriana and for connecting the different parts of Valletta.

Whilst some of the above solutions have already been put into action, others, although at

various stages of implementation, are to be further pursued and hastened, maybe even

revamped if required. A case in point is the ferry landing points along the Marsamxetto

waterfront, which need to be safeguarded, increased if need be and upgraded where necessary.

It is common knowledge that ferry services have been provided within the Marsamxetto

Harbour for quite some time now. Nevertheless, it is widely accepted within the industry that

the present arrangements need to be reviewed and an enhanced product developed.

Complimentary to this view, General Policy GT12 of the GHLP encourages the increased use of

ferry services as a means of public transport that facilitates circulation across the Marsamxetto

Harbour. This is even more pertinent now that both the development of Manoel Island and

Tigne are well under way since such development is surely to lead to more intensification and

extension of routes within the Harbour area.

In line with the aforementioned Government strategy, the Malta Maritime Authority has, in

fact, recently issued a request for proposals in respect to the operation and provision of


scheduled regular services for the carriage of passengers by sea on routes linking Valletta and

neighbouring areas within the Grand Harbour and that of Marsamxetto. These areas are

densely populated and the use of ferry services is regarded as a sustainable alternative means

of public transport for those who are commuting on a daily basis to and from Valletta.

Naturally, such means of transport would then need to be complemented by other means of

land transport leading to and from the City.


3 RECOMMENDATIONS

3.1 Way Forward

It is widely acknowledged, within local spheres, that the beautiful baroque City of Valletta is a

shadow of its former glory, mainly due to the neglect the City has suffered throughout the

years. The overall lack of cleanliness and shabbiness of Valletta’s stretch of shoreline along

Marsamxetto Harbour and the immediate surroundings of historic landmarks, such as Fort St.

Elmo, lack the necessary sparkle needed to attract visitors to the lower parts of Valletta and its

shoreline periphery.

The stretch along the Marsamxetto Harbour waterfront is void of proper recreational activities.

The few that exist are not officially recognised, more often than not existing only out of pique

between local communities rather than proper management. Others, such as the waterpolo

pitch, have either been abandoned, vandalised or left to die a natural death. There are no

proper pontoons for hobby‐boating, no proper recreational/bathing facilities for the public, no

proper centre for amateur fishermen. Amongst all, no suitable walkway exists along the

shoreline, connecting the Valletta stretch with that of Floriana.

In the words of journalist Stanley Borg, cited in his article on Valletta titled ‘Identity Guard’,

“The playground, which is the only one in Valletta, is too dangerous for kids to play in. Drug

abuse is the second highest in Malta. Junkies shoot up in empty buildings or in stairways,

and in summer, when children go down to Marsamxett to swim, the sea is full of syringes…

Young people have so much anger, which is why they resort to vandalism”.

It is evident, therefore, that some form of regeneration development is required within the area

under review in order to provide locals, tourists and the general public alike with more


attractions, proper embellishment, different recreational pastimes and legitimate commercial

activity, especially in rundown areas.

To date, any developments carried out in Valletta and its periphery have been based on Renzo

Piano’s guidelines, which most refer to as the Valletta Master Plan (VMP, 1989). Although a

formal master plan based on these guidelines has never been drawn up, these guidelines,

according to the former Executive Coordinator of the Valletta Rehabilitation Project, ʺserve as

the basis for discussion for all developments in Valletta, and particularly they are the basis for

all decisions and projects at the Valletta Rehabilitation Project officeʺ (‘Il‐Biccerija’ Case Study,

Entrust Research Project 2001 – 2007).

The driver behind the guiding principles of the plan is the revitalisation of Valletta, “starting an

economic and social movement which in turn will lead to a healthy city which does not want to

be a museum”. The proposed framework is based on:

• development of an urban axis traversing through the middle of the peninsula, from the

Argotti gardens to Fort St. Elmo;

• control of the city perimeter where numerous functions are superimposed (fortifications,

gardens, traffic, quality housing, etc.);

• continuous connectivity between the axis and the perimeter. To ensure this, a number of

nodes were identified along the outer perimeter from where the city would be “irrigated”

with pedestrian traffic.

On the Marsamxett shoreline, three such nodes were pointed out: Fort St. Elmo, Due Balli

(Duwi Balli) and Cockneys areas. Each such node was provided to include a number of

activities and services that attract the public, like: bus stations, car park, ferryboat landing,


mechanised vertical links and public open spaces (squares, gardens, playgrounds and street

furniture).

The development gap between the upper and lower part of Valletta, cited in 1989, is even

wider today and in stringent need of address. The Master Plan identified a number of special

zones: residential, commercial, administrative, cultural, green spaces, recreational and touristic.

The whole Valletta stretch of Marsamxetto waterfront was identified in the Master Plan as a

recreational and touristic area, where garden spaces are to be present all along the way. Fort St.

Elmo, with its insufficiently exploited cultural potential, was earmarked as a main cultural

zone to be protected and developed. The necessity to plan for a hotel in the vicinity of the

Mediterranean Conference Centre was also highlighted, possibly at the Evans Laboratory site

which was proposed for demolishment. Other structures along the shoreline were also

identified for demolishment, namely the AFM buildings at Hay Wharf and other structures in

the Due Balli, Cockneys and Dowling areas.

3.2 Proposals

This report has given a detailed review of all the Government property (land) and

Government‐owned property (buildings) located on the landward areas along the

Valletta/Floriana stretch of Marsamxetto Harbour.

In this analysis, a number of areas which could possibly offer potential for future development

have been identified. On the basis of this analysis and, after having reviewed the Valletta

Master Plan and other documents and reports on the area, a number of suggestions have been

taken on board and are being put forward in the form of a set of proposals for the location

under review. These proposals are described in the following pages.


3.2.1 PROPOSAL No 1: A New Breakwater

A number of studies, referenced in pages 6‐8, have been carried out in the past for varied

projects connected with Marsamxetto Harbour, in particular, the notion of building a

breakwater at the entrance of Marsamxetto Harbour as opposed to creating a number of

smaller breakwaters at the mouth of each creek within the same Harbour.

We have consulted a Marine Engineer on this notion who, after having reviewed the afore‐

mentioned studies and taken into consideration the characteristics of Marsamxetto Harbour,

came up with the following configuration for a new breakwater at the mouth of the Harbour,

namely by having the main arm (longer arm) jutting out to sea from Tigne at Dragut Point (il‐

Ponta ta’ Dragut) and the secondary arm (shorter arm) strategically placed beneath Fort St.

Elmo, a few metres away from the existing Grand Harbour breakwater at St. Elmo Point (il‐

Ponta ta’ Sant’Iermu) (refer to Figure 3 on page 96 and in Annex IV).

The studies generally show that the significant wave height at the Marsamxetto Harbour

mouth is of the order of six (6) metres, with a predominant wave direction of forty‐three (43)

degrees north. The sea depth is generally sloping from ten (10) to twenty‐five (25) metres across

the Harbour mouth. However, there is a significant amount of sediment on the seabed, which

studies have shown to be unsuitable as a base material for both the breakwater and the berths.

From an environmental and economic perspective, a conventional rubble mound breakwater is

not recommended for the area. This is because of the quantity of material required and the

unacceptably large footprint necessary. On the other hand, a composite vertical breakwater,

with a rubble mound foundation where the depth exceeds twenty (20) metres, is the most

suitable configuration. This configuration can be achieved either by using concrete caissons


filled with ballast material or by using cellular steel caissons or steel combi walls filled with

ballast material.

Figure 3: Proposed layout for new breakwater

With concrete caissons, extensive pre‐casting facilities would be necessary. It would be very

difficult to find a suitable hinterland near enough the site. Furthermore, a relatively large

labour force and pre‐casting equipment would be necessary and the fabrication and placing

times may be unacceptably long if a short fabrication and construction window is required.

On the other hand, steel piling can be imported at short notice and a relatively small hinterland

is necessary. The equipment and labour required as well as the construction time is

considerably less when using steel piling. In addition, the fill material can be sourced from


large scale excavation being carried out on medium to large construction projects. Rather than

dumping offshore, the material can be used for this purpose.

The estimated infrastructural cost could be quite considerable given the nature of the project

being proposed. Notwithstanding this, and as will become clear at the end of the report once all

proposals are put forward, the creation of a breakwater at the mouth of Marsamxetto Harbour

would make a number of other proposals possible, thereby leveraging the cost across a number

of projects as opposed to only one. Moreover, the project could be subject to a Public Private

Partnership or a similar joint investment initiative as it would do away with the need for the

private sheltering initiatives currently being proposed at different points within the precincts of

the Harbour.

Without in any way suggesting that such a project has already been given the green light, the

artist’s impression found on page 98, is only aimed at providing a visual of how the proposed

breakwater would look like within its environs.

Visuals of all proposals can be found in Annex V.


Proposal No 1a: A new breakwater at the mouth of Marsamxetto Harbour (Existing)

Proposal No 1a: A new breakwater at the mouth of Marsamxetto Harbour (Proposed)


3.2.2 PROPOSAL No 2: A New Cruise Liner Port

During the past decade Malta has proven itself to be an increasingly attractive destination for

the expanding cruise liner business in the Mediterranean. In fact, the Malta Cruise Network, a

network of stakeholders involved in the local cruise liner industry, claim that the Grand

Harbour has become one of the most important ports in Europe for the cruise industry, being

the seventh most visited in Europe in 2005. Furthermore, according to a study published in

Brussels by the European Cruise Council, which represents the leading cruise companies

operating in Europe, Malta has managed to build modern cruise liner facilities that are

attracting a large segment of Europeʹs cruise passengers.

The Valletta Waterfront website also claims that, just a few weeks ago, precisely on the 5th of

October, a total of eight cruise liners had entered the Grand Harbour, establishing a record

number of ships in harbour on any one day and beating last year’s record of seven liners.

Without a doubt, such events act as a good reminder of the growing success of this incumbent

industry, which has experienced a growth of 63% in terms of arriving cruise passengers over

the last 3 years. Statistics also show an estimated contribution to Malta’s GDP of circa 93

million Euros.

In addition to this positive hype, one should commend VISET‘s agreement with Heritage Malta

to jointly promote the Country’s heritage with the global cruise liner industry. The two

organisations are using their core competencies to promote what Malta, as a cruise destination,

has to offer, including heritage sites, attractions such as the Grand Harbour itself, exhibitions

and other events that are held regularly or from time to time. The ultimate aim is to provide

visitors with an enhanced experience by showcasing Malta’s most important historic and

artistic treasures.

1_fort st elmo& marsamxetto rep part3

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