1_fort st elmo& marsamxetto rep part3

MIMCOL:FORTST.ELMOANDMARSAMXETTOHARBOURREPORT 60

Photo53:AerialviewofOldLaboratoryBarracksandsurroundings

DowlingArea

InfrontoftheOldLaboratoryBarracks,situatedalongtheshoreline,onefindsagovernment

owned structure leased toaprivate individualunder tenementT.76804 (rooms).Beyond this

structure,thepathwayalongtheshorelinecomestoanabruptend,providingnofurtherfoot

path access along theMarsamxettowaterfront. In fact, part of the retainingwall plummets

directlyintotheseawhilsttheremainingpart,wheresomeforeshoreexists,isinaccessibleand

dangeroustowalkon(videphotos54&55).

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

identify the foreshore between theOldLaboratoryBarracks and DowlingArea as an area

havingecologicaland/orscientific importance (refer toAnnex II GHLPFigure7:Valletta Inset

Map).

OldLaboratoryBarracks


Photo54:Endofwalkway

Burrowedwithintheretainingwallonefindsatunnelwhichisthoughttodatebacktothetime

oftheBritish(videphoto55).Infact,thetunnel,whichisapproximatelytwentyeight(28)metres

deep and eight (8)meterswide, is thought tobe one of theproposed submarinebasepens

drawnupbytheBritish,whichprojecthoweverwasnevercompleted(refertofigure2onpage

62).

Ashortdistanceawayfromtheproposedlocationforthesubmarinebasepens,furtheralong

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

previouslyreferredtoasHerMajestysDockyardproperty.Today,thispropertyisleasedtoa

private individualunder leaseagreementT.66287 foruseasahouse.Theonlyaccess to this

propertyisfromGreatSiegeroadbymeansoftwowaydescendingstairs;one(1)sideofwhich

leadstothispropertywhiletheotherleadstotheadjacentSt.RoccoBaths(videphoto56).

Endofwalkway RetainingWallplummetsdirectlyintothesea


Photo55:A28mtunnelwithinDowlingArea

Figure2:PlansofsubmarinebasepenssourcedfromSantuSpirtuArchives


Photo56:St.RoccoBaths

Thesebathsformpartofanareathatforalongtimehasbeenearmarkedfordevelopmentinto

beachfacilities,whichprojectwouldnotonlyembellishtheforeshoreandsurroundingareasof

thehotels inthevicinity,butalsoensureanuninterruptedshorelinefortheenjoymentofthe

public.However,todate,thisprojecthasnotyetmaterialised.

ExcelsiorArea

AdjacenttotheSt.RoccoBaths,onecomesacrossaconsiderableareaoflandwhich,according

totheGHLP,liesinazonewhichshouldretainitsexistingormoreenvironmentallyfriendly

use.ThisareaoflandhasbeengrantedonTemporaryEmphyteusis(T.65015expiringin2116)

totheGrandHotelExcelsiorLtd(videphoto57).


Photo57:ForeshoreoftheGrandHotelExcelsior

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

reclaimtheseaareaboundedonthenorthandwestbytheseaandeastbythesameproperty

being granted. In turn, the emphyteuta had bound itself to commission the Governments

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

computerruns,bindingitselftoconformtoanymodificationsandprofileofretainingworksas

advisedbysaidconsultants.

Byvirtueofalateraddendumtotheoriginaldeed,thesite(formerlyoccupiedbytheseabed

andnow reclaimed)wasgranted to theGrandHotelExcelsior tobeused exclusively as a

yachtingcentreandotherancillaryhotelfacilities.Inaddition,thedeedstipulatesthattheland

grantedshallformanintegralpartoftheamenitiesofthehotel.


Intheory,thepathwayalongthecoastalzoneoftheMarsamxettoWaterfront,whichabruptly

stopsinthevicinityoftheOldLaboratoryBarracks(asdepictedinphoto54onpage61),resumes

againfromthispointonwards,albeitfrombehindthestructures,andcontinuesallthewayup

toPietaCreek. Inpractice,however, thepathwaystopsat theAFMgatessituated justa few

metresaway(videphoto58).

Photo58:Obstaclesinwayofwalkway

Thewholearea inbetween, that is,between theExcelsiorand theAFMgates, fallswithina

zonewhich, according to theGHLP,hasbeen earmarked for MaritimeRelatedUses Use

Class10(UseClassesOrder,1994asamended)(refertoAnnexIIIGHLPFigure10:FlorianaInset

Map).

Ascanbeexpected,therefore,theshorelineissufficientlyequippedwithanumberofslipways

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

Walkwaycontinuesfromthispoint

Gatetorestrictedzone

AFMNavalBase


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.Adescriptionofsaidareafollows.

SituatedbeneaththeExcelsiorbastionswallsonefindsanumberofboathousesoccupiedbya

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

furtheralong theshoreline from theExcelsior,one findsasmallstructurecurrently 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)(videphoto59).

Moving furtheralong theshoreline, in thedirectionofPietaCreek,onecomesacrossa large

areaconsistingofanumberofstructureswhichallused to formpartof theNauticalSchool.

Thisarea iscurrently leased to theVikingSailingClubunder tenementT.79286.Within this

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

tenementT.73873(videphoto59).

MovingfurtherinlandbeyondtheformerpremisesoftheNauticalSchool,lyinginthemidstof

theaforementionedboathouses,one findsa flightofsteps,which link Xatt itTibenwithSir

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.

Acrosstheroadfromthissmallruralarea,preciselyontheothersideofSirHannibalScicluna

road,onefindsanothermuchlargerruralareawhichisreferredtobythelandsDepartmentas

a Gardening Site.This area is covered by tenementT.52302 but is currently vacant.Lying


immediatelynext to it, furtherupSirHannibalScicluna road,situated immediatelyopposite

theentrancetotheExcelsiorHotelliesamediumsizedopenspacecurrentlyutilisedasahotel

carpark.Infactthistractofland,whichhasrecentlybeenembellished,isincludedinthearea

grantedtotheExcelsiorHotelunderTemporaryEmphyteusisT.65015whichexpiresin2116.

Photo59:AerialviewofexNauticalSchool

PublicOfficeEnclave

Movingfurtherinland,beyondtheExcelsiorcarpark,abovetheBastionwalls,onecomestoan

areareferredtointheGHLPasthePublicOfficeEnclave.Thisareawaspreviouslyknownas

BeltisSebh,anareasituatedoutsidethe16thcenturyfortifiedCityofValletta,butwithinits

extended17thcenturyfortificationsystemwhich includesalsoFloriana.Thissite,whichhasa

prominentpositionoverlookingMarsamxettoHarbour,isalreadyestablishedasalocationfor

publicofficeusebutitlackscertainprovisionsthatwouldmakeitideal.

ExNauticalSchoolPremises

AFMNavalBase

LoSquero

NationalLibrary


In fact,AreaPolicyGF16of theGHLP recognises theneed for thearea tobe improvedand

upgradedandcallsforaDevelopmentBrieffortheareatobedrawnup.Unfortunately,tothis

date,suchaDevelopmentBriefhasnotyetbeenissued.ToquotefromthePolicy:

Thisbriefwillbeexpected togiveparticularconsideration to transportationand tovisualaspects. The eventual scheme will be subject to a Traffic Impact Statement (TIS). Thedevelopment briefwill be approved by thePlanningAuthority andwill also include thefollowingrequirements:

(i)officeaccommodationforgovernmentdepartments interfacingwiththepublic,togetherwithotherpublicsectorofficesasnecessary;

(ii)safeguardingoftheexistingcemetery;

(iii)makeproposalsregardingthePublicLibrary;

(iv)inclusionofpublicwalkwayswithadequatelinkagestoVallettaandFloriana;

(v)restorationofthebastionsandprovisionfortheproposedHeritageTrail;

(vi)alandscapingandplantingscheme;

(vii)enhancementinamenity,andimprovementofpublicopenspace;and

(viii)onsiteparkinginaccordancewithadoptedstandards.

TheEnclave canbebrokendown in smaller sitesaccording to their currentuseand relative

delimitationsexistingbetweenthem,namely:

SiteA:LibraryTerrace

Thissiteisalineareast/westplateau,relativelyundeveloped,borderedatsouthbytheFloriana

Retrenchment curtainwallwhichprovidesan impressivebackdrop to the sitewhenviewed

fromtheHarbourarea.

Beneath thecurtainwall there isadeepditchwhichallowsaccess to thesite fromeachend,

providescarparkingfacilities(T.79659EducationDepartment)andcontainsseveralstorage

buildings(videphoto60).


Photo60:AerialviewofLibraryTerrace

Attheeasternend,theaccessroadfromGreatSiegeroadslopessteeply,whileasecondaccess,

fromtheLintornBarracksarea,isprovidedatthewesternend,throughtheoriginalPolverista

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

continuousvehicularroutefromtheLibraryTerracetotheupperneighbouringareas,occupied

byGovernmentMinistries andDepartments (Education:G09105;Housing;WorksDivision;

InlandRevenue;PublicLotto:G.36001/2)andthePoliceHeadquarters(videphoto61).

Infrontoftheditchonecanfindaraisedmound,excavatedtoprovideanouterlineofdefence.

Currentlyaccommodatingmature trees, themound formsastrong landscape featureagainst

theBastionwalls,whenviewedfromthenorth.


Infrontofthemound,situatedonelevelabovetheExcelsiorcarpark,acrossJosephJ.Mangion

road,onefindsthebuildingsthatcurrentlyhousetheNationalPublicLibrary,occupiedunder

GovernmentLeaseG.21005bythePublicLibraryDepartment.TheLibrarypremisescomprise

atwostoreylinearbuilding,excavatedandconstructedintothemound,andanewtwostorey

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

viewsoftheMarsamxettoHarbour,thebuildings,especiallytheprominentnewextension,do

notfullyexploittheirpositionatthebaseoftheBastionwalls(videphoto61).

Attheextremewesternendofthesite,withinawalledgarden,onecanfindanattractivetwo

storeyformermilitaryresidencebetterknownastheAertexVilla(videphoto61).Thisbuilding

is currentlyoccupiedby the InlandRevenueDepartmentunderGovernmentLeaseG.17007.

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

architecturalandtownscapevaluewhichshouldbepreservedandenhanced.

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 andmature tree species. Buriedwithin this site, onemainly

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

descendentsstillliveinMaltatoday,aswellassomeMaltese.

Themost famousMalteseburiedherewasMikielAntonVassalli,knownas the fatherof the

Malteselanguage,whodiedon12thofJanuary1829.LeasedtotheSuperintendenceofCultural

HeritageundertenementT.51718,thisgarden/cemetery,formerlyknownastheMsidaBastion

Cemetry,hasbeen restoredand today representsanattractiveand interestingvisitor facility

managedbyDinlArtHelwa(videphoto61).


Photo61:AerialviewofLibraryTerracedifferentangle

SiteB:OspizioArea

ThissiteoccupiestheintermediateplateaubetweentheSt.SalvatoreCurtain,situatedbeneath

thePoliceHeadquartersandadjacentPublicLottoOffices(GovernmentLease:G.36001/2),and

theouterPolveristaCurtain,overlookingMarsamxettoHarbouraboveHayWharf.

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

LibraryTerracewiththemoreremotewesternpartsofthesite(ex.MilordaGardens)througha

series of interconnectingpedestrian routes andnetwork ofpassageswhich run through the

wallsofthefortifications,inparticular,LaVittoriaBastions.

Library Mound

PolveristaGate

AertexVilla

MsidaBastionCemetery


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

CurtainwalltothePolveristaCurtainandincludeswithinitsarea:

aschool,LorenzoManche,composedofsingleandtwostoreybuildings,arrangedaroundcourtyard and playground areas, currently leased to the Director of Education under

GovernmentLeaseG.09016(refertophoto62);

alargeundevelopedopenlandincludingafewstructuressituatedatthefarwesternendofthe site,within the St. SalvatoreCounterguard, currently leased to theCommissioner of

PoliceunderTenementT.71664.

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

MilordaGardens (G.01081Dir.ofAgriculture),situatedone levelbeneath,andpossibly

leadingalso toanotheropeningwithinSaMaisonBastionat thewaterfront levelatHay

Wharf.Access,however,iscurrentlyclosed(videphotos63&64);

an area of land currently occupied by the Works Division (Restoration Unit) underGovernment LeaseG.39119, including the original artillery chambers (casemates) of the

PolveristaCurtain,situatedalong thenorthedge,currentlywalledupandusedasstores

(videphoto62);

Overall, thesitedisplaysanumberofpositivecharacteristicswhichshouldbeenhancedand

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

PolveristaCurtain throughuninterruptedpedestrianpaths runningparallel to thePolverista

artillerychambers,connectingtheLibraryTerracetotheMilordagardenandpossiblycreating

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

Counterguard, therebymaking the relatively cutoff gardenmore accessible to tourists, and

localsalike,fortheirenjoyment.


Photo62:AerialviewofOspizioArea

Photo63:Aerialviewofskewedarch

School

RestorationUnit

OccupiedbyPolice

PolveristaCurtain

St.SalvadorCurtain

OccupiedbyPolice

PoliceHQ

SkewedArch

NetworkofPassageswithin

Fortifications


Photo64:Aerialviewofskewedarchdifferentangle

HayWharfArea

Aspreviouslymentioned,intheory,anotherpedestrianwalkwayexistsalongtheshorelineof

theMarsamxettoHarbour, linking theExcelsiorareawithPietaCreek. Inpractice,however,

access along the shoreline is restrictedvia aguarded entrance at thebase ofMsidaBastion

whichpreventsthefreeandcontinuouspedestrianmovementtowardsPietaCreek.Thereason

forthisrestrictedzoneisduetothepresenceoftheMaritimeSquadronoftheArmedForcesof

Malta,whoseprimaryroleistodefendtheintegrityoftheMalteseIslands(videphoto65).

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,alongthePolveristaCurtainWalluptoanothergatesituatedatthebaseofSaMaison

Bastion(videphoto65).

SkewedArch

MilordaGardens

LaVittoriaBastions


Within this area,one finds three large single storeybuildingswhich are similar tobarracks

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

spacebetweenthebuildingsandthebastionwalls.Inaddition,withinthebaseofthecurtain

wall,anumberofformerWWIIairraidsheltershavebeenallocatedforstoragepurposes(vide

photo66).

AccordingtotheGHLP,thewholeareaoccupiedbytheMaritimeSquadronandfurtheralong

the shoreline towards theGozoChannelberth, isazonewhich should retain its existingor

moreenvironmentallyfriendlyuse(refertoAnnexIIIGHLPFigure10:FlorianaInsetMap).In

addition, this area is covered by an Area ofHigh LandscapeValue policywhich aims to

protecttheharbourfortificationsfromanynegativevisualimpactthatmightarisethroughany

typeofdevelopmentinthearea.Anyproposalsforthissite,therefore,willhavetorespectthe

backdropofthefortificationsandbesimilarinsizeandmassingastheexistingstructures.

Photo65:AerialviewofHayWharf

RestrictedAreaoccupiedbyAFM


Photo66:AFMBuildings

PietaCreekAndSurroundingArea

MovingfurtheralongHayWharf,inthedirectionofSaMaison,onearrivesatthePietaCreek.

TheCreekretainsitscharmasaninletofMarsamxettoHarbour(videphotos67&68).

Were itnot for themayhemcauseddue tocargoactivities in thevicinity, this locationcould

well serveas theperfect setting foranice strollalong thewaterfront,providingpedestrians

withtheopportunitytoabsorbtheexcellentviewsoftheVallettafortificationsintheirentirety.

Asithappens,however,theareaisintotaldisarray.Eventhefewfishingboatsthatfloat

sporadicallywithinthecreekfailtocreatethepropermood,sodesperatelyneededtoelatethe

place.


Photo67:AerialviewofHayWharf

Photo68:PietaCreekandsurroundingarea


OnleavingthelocationcurrentlyoccupiedbytheMaritimeSquadronoftheArmedForcesof

Malta,strollingalongHayWharfinthedirectionofPieta,onecomesacrosstheareacurrently

utilisedbytheGozoChannelCompanyLtd.totransshipheavycargofromMaltatoGozoand

viceversa.This area is cramped andpoorlyorganised, as a consequenceofwhich, traffic is

oftenbackeduponthedistributorroadjunctionandontoixXatttalPieta,especiallyinpeak

season(videphoto69).Needlesstosay,somethingneedstobedonetoeasethecongestion.The

questioniswhat?

Someargue that thiscargo terminalshouldnotevenbeat this location,butwouldbebetter

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

encounteredinfindinganalternativelocationthatcanequallyserveitsfunction,ifnotbetter,

supportthenotionofimprovingandrationalisingtheexistingfacilities.

Photo69:ChaosatPietaCreek


AreaPolicyGF08oftheGHLPsupportsthelatterviewandsuggeststhe:

UpgradingoftheGozoFerryTerminalatSaMaisontoprovideimprovedfacilities,including

adedicatedparkingareaoff themain road for ferry trafficmeasuresshouldbe 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 junctionatSaMaison is required,particularly in connectionwith

anyredevelopmentoftheGozoCargoTerminal.ThePolicystatesthattheexistinglandscaped

areaatSaMaison,currentlyleasedtothePietaCouncilunderTenementT.78796,

islocatedwithinthedistributorroadandservesasaroundabout.Thisdiscouragestotallyits

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

betweenthearea,thewaterfrontandthewoodedareanearby.

ThePolicyalsoprovidesforthesafeguardingofasmallslipwayandanareaforboatstorage

andmaintenance.

ActionseemstohavealreadybeentakeninregardtothedilapidatedOldCustomsVerandah,

betterknownasTheBoathouse,whichliesafewmetresawayfromtheCargoTerminal(vide

photo70).

This building,which is partly collapsed, has played its part in Pietas folklore after having

servedasaboatshedforlocalboatownerseversinceyesteryear.DevolvedtothePietaLocal

Council in2005under leaseT.78949, thisbuildingwill soonbeconverted intoanupmarket

restaurantbyPietaMarinaCateringLtd.,theCompanythathasrecentlywonacallfortenders

issuedbytheLocalCouncil.


Photo70:OldCustomsVerandah

Furthertothisaction,thePietaCouncilproposestodevelopalsotheadjacentSaMaisonJubilee

Gardens,betterknownasthePinetum,intoamajorpublicrecreationalarea,includinganal

fresco catering establishment and parking facilities. Situatedwithin easy access from Pieta

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

Pinetum(W00027)isalargecreepywastelandarea,nestlingontheFlorianafortifications(vide

photos71&72).

AreaPolicyGF13of theGHLPunderlines thecritical importanceofareasofopenspaceand

publicgardensinandaroundFlorianaandprohibitsanyformofdevelopmentwhichdetracts

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

systematic rehabilitation and treeplanting scheme, together with a management and

maintenanceprogramme.


Photo71:AerialviewofPinetum/SaMaisonJubileeGardens

Photo72:Pinetum/SaMaisonJubileeGardens


Onsimilarlines,AreaPolicyGF14statesthattheJubileeGardens/Pinetumwillbethesubjectof

anappropriatemanagementschemedesignedtoensurethattheseminaturalcharacteristicsof

thisareaaremaintained,and thecleaning,restorationandrehabilitationof theunderground

networkoftunnelsaspartofthehistoricalglacisiscarriedout.

The zonewill also include theditch areas currently housing adhoc buildings and structures

(includingnissenhuts)occupiedbyGO/Maltacom(T.72973)andthePolice(G.31080).Toquote

fromthePolicy:

Thismanagementplanneedstoestablishpedestrianlinkswiththesurroundingurbanareas,

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

landscapingandsecurity,includinglighting,decorativefeatures,seatingareasetc;andmost

importantly embark on a replanting programme, including diversification with other

indigenoustreespecies.

Within thisdevelopment, onemust include thePietaBocciClub situated at the base of the

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

currentlyleasedtotheKunsillMaltiGhalliSportunderTenementT.78909.

2.2 FurtherPoliciesRelevantToTheWholeAreaUnderReview

2.2.1GHLP&StructurePlanPolicies

Reference ismade to theValletta InsetMap and Floriana InsetMap of theGrandHarbour

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

Marsamxettowaterfront.Theonepolicythatsticksoutwithinthewholeareaunderreview,as

depictedinbothmaps,isGeneralPolicyGC04.


ThisPolicy,inconjunctionwithotherpoliciesintheGHLPandintheStructurePlan,provides

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

sections of theMarsamxettoHarbour. For theValletta stretch, in particular, from IlFossa

basinuptotheExcelsiorHotel,thePolicysupportstheupgradingofthewaterfrontforpublic

useandproposes topursueanactiveprogrammeof improvements to thearea including the

provisionofopenair,sittingoutareasservedbywaterrelatedsportsactivitieslikewaterpolo,

sailing,anddiving.Inaddition,therockybeachesintheareawillbeprotectedandstructures

shouldbeminimised,preferablykepttowhatalreadyexists.Ferrylandingpointsalsoneedto

besafeguardedandupgraded.

FortheFlorianastretch,PolicyGC04encouragestheretentionofexistinguses,namelyasan

interisland ferry terminal, formilitary (ArmedForcesofMalta)useand for leisureuses. In

otherwords, thePolicyconsolidates thepresent locationof theNavalbaseand indicates the

need for intensificationof itsuse.Provision isalsomade that therestof theHayWharfzone

canbeusedforleisureandeducationrelatedactivities,includingwaterrelateduserssuchas

theexistingNauticalSchool,yachtingfacilitiesandsimilaractivities.

Incontrast,however,StructurePlanPolicyTOU8statesthat:

ThePlanningAuthoritywillgivefavourableconsiderationtotouristsandrecreationrelated

facilitiesontheWaterfrontoftheMarsamxettHarbour.TherelocationoftheAFMnavalbase

andtheadjacentNauticalSchoolisenvisagedsoastosecurepublicaccesstothewaterfront

andpossibly toestablishanadditionalroadaccess toVallettaandFlorianasubject to local

planstudies.Developmentwillincludetheremovaloftheexistingclutterofsmallbuildings

at thebaseofValletta/Floriana fortifications,soas toportray the fortifications to theirbest

advantage.Publicaccesson the footandby smallboat shallbe securedaround the entire

harbourwaterfront.


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

improvement intherecreationaluseoftheMarsamxettoshorelinewithintheentireValletta/

Florianawaterfrontandbeyond.

ThePolicystatesthat:

ThePlanningAuthoritywillencourageinvestmentsfromboththeprivateandpublicsectors

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

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

containedinthisLocalPlan,togetherwithStructurePlanpoliciesonaccessandcoastalareas,

particularlyCZM 3.Particularly forValletta, itwillprepare anActionPlan for the entire

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

GrandHarbourside.

In terms of fortifications, it iswidely expressed by various quarters thatmanyparts of our

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

provided inpolicyTOU11of theStructurePlan, theGHLPPoliciesGH06,GF12 andGV09,

encouragethecreationofHeritageTrailsandrecreationalfootpathsystemsalongtheValletta/

FlorianabastionsandMarsamxettowaterfront.

Starting fromFortSt.Elmoand linking thevariousplacesofhistorical interest,viewpoints,

gardensandotherfacilities,thetrailsystemwouldallowthefortificationstobeappreciatedin

theirentiretyandwouldrepresentanewtouristandrecreationalfacilityinanareanotusually

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

landscapingandlighting,displayofworksofartswouldberequiredtoensurethesuccessof

thescheme.Thepublicartprogrammecouldprovideopportunities for the involvementof

privateorganizationsinsponsoringandpromotinglocalartsandcrafts.


2.2.2StructurePlan:CoastalTopicPaper

The resultsofaPublicAttitudeSurvey carriedoutbyMEPA in1999 show that theMaltese

Islandscoast isgenerallyperceivedasarecreationalresourcethatneedstobeprotectedboth

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

availablebutdemandedforusebyvarioussectors,itisnecessarytopreservecoastalareasfor

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

recreationplaceparticularlyrelatedtowatersportsandcostalwalks.

TheCoastalTopicPaper, a section of the StructurePlan referred to at the beginning of the

report,highlights the fact thatthesmallsizeof theMaltese Islandsand the intensityof the

costalusesput an immediate limitation on the extent ofdevelopmentprojectsnecessitating

landreclamationfromthemarineenvironment.

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

utmost importance in ensuring the longterm existence of the reclaimed areas which are

continuouslyexposed towaveaction.Attention isalsodrawn to thenecessity toconsiderall

potential impacts that engineering works associated with change of coastline configuration

(newquays,jetties,breakwaters)mighthaveontheadjacentareasandvariouscoastalactivities

(i.e.bathingsafety).

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

bathymetriccontourwherePosidoniaoceanicameadows,speciesprotectedunderinternational

law,ispresentalongsidetheMaltesecoastline.Astheseareasarealsotheonesintenselyused

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

considerableeconomic,socialandenvironmentalimpacts.


In this regard, any increase in port related activitieswithin theMarsamxettoHarbourwill

generatehighimpactenvironmentalrisksassociatedwithheavytraffic.Itisthereforeessential

thatasimilarmanagementprogrammeasthatinoperationwithintheGrandHarbourisputin

placeinthisHarbourbytheMaltaMaritimeAuthority.

2.2.3StructurePlan:TourismTopicStudy

Another sectionof the StructurePlan is theTourismTopic Study.The study states that the

TourismandRecreationplanningpoliciesproducedin1990madeasignificantcontributionto

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 andEnglish learning,yachting and

cruiselinerbusiness.

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

Malta.Ofutmostimportanceinthisrespectistheneedforconservationofnaturalandcultural

heritageresources,someof thembeing instringentneed forupgradingand improvementas

regardsvisitormanagement and interpretation.Due consideration is tobegiven also to the

proposedlocation,scaleanddesignofanytouristaccommodationprojects,ensuringthatthey

areintunewiththecharacteroftheplace.BothMEPAandtheMinistryofTourismsupportthe

redevelopment for touristic use of existing vacant buildings with a historical context,

particularlyinValletta.

Thebiggestpartof tourism activities inMalta isundertaken in coastal zones and along the

shoreline (bathing,watersports,etc.).Varioussurveyswerecarriedouton touristand locals

undertheTourismTopicPaperforreviewoftheStructurePlan.


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

GHLP),thePaperstates:

Measurestobeconsideredmayincludeinterventionslikelimitedrockcuttinginterventions,

providedthesedonotresultinsignificantadverseimpactsandarekepttoaminimum.The

provision of removablewoodenwalkwaysmay also be considered.However, the use of

concrete over rocky surfaces is considered unacceptable since such interventions are

consideredirreversibleandresultsinsignificantdamagetothecoastalhabitat.

FurthertopromotingcoastalenvironmentasmaintouristattractionoftheMalteseIslands,the

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

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

maximisetouristexploitationoftheshore,withmanydevelopmentsextendingrightdownto

thewaterline, reduced substantially theareasavailable for informal recreationofboth locals

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

limited.Inthisrespect, theMEPAcoastalstrategyaimstosafeguardfreepublicaccesstothe

shorelinesandlowlyingrockybathingareas,ofcoursewithdueconsiderationalsototheother

coastaluses.

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

passengersarriving in theGrandHarbour.Theresultsofacruisepassengerssurveycarried

outundertheTourismstudyforStructurePlanreviewhighlightedthat90%oftherespondents

were impressedbyMaltasattractions, thatmerita longer stay,andwould recommend it to

friends.


Although the socioculturalprofile and the spendingpower of cruisepassengers arehigher

thantheoneofmasstourists,theshortlengthoftheirstaylimitsthecontributiontheycanhave

to theMalteseeconomy.Themajorityof the cruisepassengersexpressed theirpreference to

individuallyexploreadestination,themostvisitedsitebeingValletta.Besidesthehistoricand

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

cruisepassengers.TheoverallconclusionofthesurveyisthatcruisepassengersconsiderMalta

asadestinationworth returning to,with theGrandHarbourasan excellentberthingplace,

veryhospitable localsand impressivenaturalenvironment.This is further confirmedby the

fact thatabout31%of respondentswere returnvisitors.However,negativeaspects inbadly

need for improvement were also pointedout: public transport to/from the quayside, taxi

drivers behaviour,public conveniences, roads signage and tourist informationpoints,dirty

roadsandpoorpavements.

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

contributetodevelopingMaltaasahomeportratherthanjustaportofcall.

Awareofthehigherspendingtouristspreferenceforaccommodationwithinhighqualityand

richculturalurbancentres,theStructurePlanencouragestouristdevelopmentaccommodation

inUrbanConservationAreas (UCO), particularly in the form of conversion, extension, an

refurbishmentofexistingbuildingsandfacilities(PolicyTOU9).Furthermore,PolicyUCO12

underlines the need for continuing commitment to the enhancement ofConservation areas,

listedbuildingsandstructuresofoutstandingarchitecturalorhistorical interest,bymeansof

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

vacantandunderusedbuildings.


Furthermore, Structure Plan Policy TOU11, supports publicprivate initiatives and

collaborationsinensuringthatMaltasnumerousheritagebuildingsandstructuresaremade

moreaccessibleand interesting to tourists.Such itemsofarchitecturalandhistorical interest

are to be appropriately preserved and rehabilitated, enhancing and supporting Maltas

promotionasaqualitytouristicdestination.

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

developmentofvisitorcentres,provisionof interpretativefacilitiesandforbasicfacilities like

toilets,carparks,retailoutletsrelatedtothesite.Attentionisalsodrawntoanumberofvacant

historicbuildings,specialreferencebeingmade toFortSt.Elmo inValletta,which issteadily

decaying, giving aderelict image to the area.ThePlanningAuthority encourages its reuse

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

Valletta.

2.2.4TransportAccess

In termsof transport,asoutlinedby theGovernmentsConsultativeDocumentVallettaand

Floriana:AStrategytoImproveAccess,theaccessandtrafficcongestionproblemarisesfrom

thecontinuousincreaseinnumberanduseofprivatecars.Buyingacarisnolongerregarded

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

depending on others. As a result of countrys prosperity but also due to its geographical

specificities,theuseofcarsinMaltahasnowsurpassedtheleveldisplayedinmanydeveloped

countries.

ToaddressthissituationandtoallowthehistoricculturalvalueofVallettaandFlorianatobe

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

numberofsolutions.


Theseare:

Expandingtheexistingpedestrianzones;

Introducingmodernpayparkingsystem;

Reducing the need for people to park in Valletta or Floriana by providing alternativeoptionsinsecludedareasorundergroundparkingspaces;

Stimulating introduction and use of alternative means of public transport for enteringVallettaandFlorianaandforconnectingthedifferentpartsofValletta.

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,whichneedtobesafeguarded,increasedifneedbeandupgradedwherenecessary.

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

Harbourforquitesometimenow.Nevertheless,itiswidelyacceptedwithintheindustrythat

thepresentarrangementsneedtobereviewedandanenhancedproductdeveloped.

Complimentarytothisview,GeneralPolicyGT12oftheGHLPencouragestheincreaseduseof

ferryservicesasameansofpublictransportthatfacilitatescirculationacrosstheMarsamxetto

Harbour.This isevenmorepertinentnow thatboth thedevelopmentofManoel Islandand

Tignearewellunderwaysincesuchdevelopmentissurelytoleadtomoreintensificationand

extensionofrouteswithintheHarbourarea.

In linewith theaforementionedGovernment strategy, theMaltaMaritimeAuthorityhas, in

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


scheduledregularservicesforthecarriageofpassengersbyseaonrouteslinkingVallettaand

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

denselypopulatedandtheuseofferryservicesisregardedasasustainablealternativemeans

ofpublictransportforthosewhoarecommutingonadailybasistoandfromValletta.

Naturally,suchmeansof transportwould thenneed tobecomplementedbyothermeansof

landtransportleadingtoandfromtheCity.


3 RECOMMENDATIONS

3.1 WayForward

Itiswidelyacknowledged,withinlocalspheres,thatthebeautifulbaroqueCityofVallettaisa

shadowof its formerglory,mainlydue to theneglect theCityhas suffered throughout the

years.The overall lack of cleanliness and shabbiness ofVallettas stretch of shoreline along

MarsamxettoHarbourandtheimmediatesurroundingsofhistoriclandmarks,suchasFortSt.

Elmo,lackthenecessarysparkleneededtoattractvisitorstothelowerpartsofVallettaandits

shorelineperiphery.

ThestretchalongtheMarsamxettoHarbourwaterfrontisvoidofproperrecreationalactivities.

Thefewthatexistarenotofficiallyrecognised,moreoftenthannotexistingonlyoutofpique

between local communities rather than propermanagement.Others, such as thewaterpolo

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

properpontoonsforhobbyboating,noproperrecreational/bathingfacilitiesforthepublic,no

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

shoreline,connectingtheVallettastretchwiththatofFloriana.

InthewordsofjournalistStanleyBorg,citedinhisarticleonVallettatitledIdentityGuard,

Theplayground,whichistheonlyoneinValletta,istoodangerousforkidstoplayin.Drug

abuse is thesecondhighest inMalta. Junkiesshootup inemptybuildingsor instairways,

andinsummer,whenchildrengodowntoMarsamxetttoswim,theseaisfullofsyringes

Youngpeoplehavesomuchanger,whichiswhytheyresorttovandalism.

Itisevident,therefore,thatsomeformofregenerationdevelopmentisrequiredwithinthearea

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


attractions,proper embellishment,different recreationalpastimes and legitimate commercial

activity,especiallyinrundownareas.

Todate,anydevelopmentscarriedoutinVallettaanditsperipheryhavebeenbasedonRenzo

Pianosguidelines,whichmost refer toas theVallettaMasterPlan (VMP,1989).Althougha

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

accordingtotheformerExecutiveCoordinatoroftheVallettaRehabilitationProject,serveas

thebasisfordiscussionforalldevelopmentsinValletta,andparticularlytheyarethebasisfor

alldecisionsandprojectsat theVallettaRehabilitationProjectoffice (IlBiccerijaCaseStudy,

EntrustResearchProject20012007).

ThedriverbehindtheguidingprinciplesoftheplanistherevitalisationofValletta,startingan

economicandsocialmovementwhichinturnwillleadtoahealthycitywhichdoesnotwantto

beamuseum.Theproposedframeworkisbasedon:

development of anurban axis traversing through themiddle of thepeninsula, from theArgottigardenstoFortSt.Elmo;

controlof the cityperimeterwherenumerous functionsare superimposed (fortifications,gardens,traffic,qualityhousing,etc.);

continuousconnectivitybetween theaxisand theperimeter.Toensure this,anumberofnodeswereidentifiedalongtheouterperimeterfromwherethecitywouldbeirrigated

withpedestriantraffic.

OntheMarsamxettshoreline,threesuchnodeswerepointedout:FortSt.Elmo,DueBalli

(DuwiBalli) andCockneys areas.Each suchnodewasprovided to include anumber of

activitiesandservicesthatattractthepublic,like:busstations,carpark,ferryboatlanding,


mechanisedverticallinksandpublicopenspaces(squares,gardens,playgroundsandstreet

furniture).

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

widertodayandinstringentneedofaddress.TheMasterPlanidentifiedanumberofspecial

zones:residential,commercial,administrative,cultural,greenspaces,recreationalandtouristic.

ThewholeVallettastretchofMarsamxettowaterfrontwas identified in theMasterPlanasa

recreationalandtouristicarea,wheregardenspacesaretobepresentallalongtheway.FortSt.

Elmo,with its insufficiently exploited cultural potential,was earmarked as amain cultural

zone tobeprotected anddeveloped.Thenecessity toplan for ahotel in thevicinity of the

MediterraneanConferenceCentrewasalsohighlighted,possiblyattheEvansLaboratorysite

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

identifiedfordemolishment,namelytheAFMbuildingsatHayWharfandotherstructuresin

theDueBalli,CockneysandDowlingareas.

3.2 Proposals

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

Governmentowned property (buildings) located on the landward areas along the

Valletta/FlorianastretchofMarsamxettoHarbour.

Inthisanalysis,anumberofareaswhichcouldpossiblyofferpotentialforfuturedevelopment

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

MasterPlanandotherdocumentsandreportsonthearea,anumberofsuggestionshavebeen

takenonboardandarebeingput forward in the formofa setofproposals for the location

underreview.Theseproposalsaredescribedinthefollowingpages.


3.2.1PROPOSALNo1:ANewBreakwater

A number of studies, referenced in pages 68, 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

smallerbreakwatersatthemouthofeachcreekwithinthesameHarbour.

Wehave consulted aMarineEngineeron thisnotionwho, afterhaving reviewed the afore

mentioned studiesand taken into consideration the characteristicsofMarsamxettoHarbour,

cameupwiththefollowingconfigurationforanewbreakwateratthemouthoftheHarbour,

namelybyhavingthemainarm(longerarm)juttingouttoseafromTigneatDragutPoint(il

Ponta taDragut) and the secondary arm (shorter arm) strategically placed beneath Fort St.

Elmo,a fewmetresaway from theexistingGrandHarbourbreakwateratSt.ElmoPoint (il

PontataSantIermu)(refertoFigure3onpage96andinAnnexIV).

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

mouth isoftheorderofsix(6)metres,withapredominantwavedirectionoffortythree(43)

degreesnorth.Theseadepthisgenerallyslopingfromten(10)totwentyfive(25)metresacross

theHarbourmouth.However,thereisasignificantamountofsedimentontheseabed,which

studieshaveshowntobeunsuitableasabasematerialforboththebreakwaterandtheberths.

Fromanenvironmentalandeconomicperspective,aconventionalrubblemoundbreakwateris

not recommended for the area.This isbecauseof thequantityofmaterial required and the

unacceptably large footprintnecessary.On theotherhand, a compositeverticalbreakwater,

with a rubblemound foundationwhere the depth exceeds twenty (20)metres, is themost

suitable configuration.This configuration can be achieved either byusing concrete caissons


filledwithballastmaterialorbyusingcellularsteelcaissonsorsteelcombiwalls filledwith

ballastmaterial.

Figure3:Proposedlayoutfornewbreakwater

With concrete caissons,extensiveprecasting facilitieswouldbenecessary. Itwouldbevery

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

labour forceandprecasting equipmentwouldbenecessaryand the fabricationandplacing

timesmaybeunacceptablylongifashortfabricationandconstructionwindowisrequired.

Ontheotherhand,steelpilingcanbeimportedatshortnoticeandarelativelysmallhinterland

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

considerably lesswhenusing steelpiling. In addition, the fillmaterial canbe sourced from


largescaleexcavationbeingcarriedoutonmediumtolargeconstructionprojects.Ratherthan

dumpingoffshore,thematerialcanbeusedforthispurpose.

Theestimated infrastructuralcostcouldbequiteconsiderablegiven thenatureof theproject

beingproposed.Notwithstandingthis,andaswillbecomeclearattheendofthereportonceall

proposalsareputforward,thecreationofabreakwateratthemouthofMarsamxettoHarbour

wouldmakeanumberofotherproposalspossible,therebyleveragingthecostacrossanumber

ofprojectsasopposed toonlyone.Moreover, theprojectcouldbesubject toaPublicPrivate

Partnershiporasimilar joint investment initiativeas itwoulddoawaywiththeneedforthe

privateshelteringinitiativescurrentlybeingproposedatdifferentpointswithintheprecinctsof

theHarbour.

Withoutinanywaysuggestingthatsuchaprojecthasalreadybeengiventhegreenlight,the

artistsimpressionfoundonpage98,isonlyaimedatprovidingavisualofhowtheproposed

breakwaterwouldlooklikewithinitsenvirons.

VisualsofallproposalscanbefoundinAnnexV.


ProposalNo1a:AnewbreakwateratthemouthofMarsamxettoHarbour(Existing)

ProposalNo1a:AnewbreakwateratthemouthofMarsamxettoHarbour(Proposed)


3.2.2PROPOSALNo2:ANewCruiseLinerPort

DuringthepastdecadeMaltahasprovenitselftobeanincreasinglyattractivedestinationfor

theexpandingcruiselinerbusinessintheMediterranean.Infact,theMaltaCruiseNetwork,a

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

HarbourhasbecomeoneofthemostimportantportsinEuropeforthecruiseindustry,being

the seventhmostvisited inEurope in2005.Furthermore, according toa studypublished 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

attractingalargesegmentofEuropescruisepassengers.

TheVallettaWaterfrontwebsitealsoclaims that, justa fewweeksago,preciselyon the5thof

October, a total of eight cruise linershad entered theGrandHarbour, establishing a record

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

Withoutadoubt,sucheventsactasagoodreminderofthegrowingsuccessofthisincumbent

industry,whichhasexperiencedagrowthof63% in termsofarrivingcruisepassengersover

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

millionEuros.

Inadditiontothispositivehype,oneshouldcommendVISETsagreementwithHeritageMalta

to jointly promote the Countrys heritage with the global cruise liner industry. The two

organisationsareusingtheircorecompetenciestopromotewhatMalta,asacruisedestination,

has tooffer, includingheritagesites,attractionssuchas theGrandHarbour itself,exhibitions

andotherevents thatareheldregularlyor from time to time.Theultimateaim is toprovide

visitors with an enhanced experience by showcasing Maltas most important historic and

artistictreasures.

Fort St Elmo& Marsamxetto report 61.pdfFort St Elmo& Marsamxetto report 62.pdfFort St Elmo& Marsamxetto report 63.pdfFort St Elmo& Marsamxetto report 64.pdfFort St Elmo& Marsamxetto report 65.pdfFort St Elmo& Marsamxetto report 66.pdfFort St Elmo& Marsamxetto report 67.pdfFort St Elmo& Marsamxetto report 68.pdfFort St Elmo& Marsamxetto report 69.pdfFort St Elmo& Marsamxetto report 70.pdfFort St Elmo& Marsamxetto report 71.pdfFort St Elmo& Marsamxetto report 72.pdfFort St Elmo& Marsamxetto report 73.pdfFort St Elmo& Marsamxetto report 74.pdfFort St Elmo& Marsamxetto report 75.pdfFort St Elmo& Marsamxetto report 76.pdfFort St Elmo& Marsamxetto report 77.pdfFort St Elmo& Marsamxetto report 78.pdfFort St Elmo& Marsamxetto report 79.pdfFort St Elmo& Marsamxetto report 80.pdfFort St Elmo& Marsamxetto report 81.pdfFort St Elmo& Marsamxetto report 82.pdfFort St Elmo& Marsamxetto report 83.pdfFort St Elmo& Marsamxetto report 84.pdfFort St Elmo& Marsamxetto report 85.pdfFort St Elmo& Marsamxetto report 86.pdfFort St Elmo& Marsamxetto report 87.pdfFort St Elmo& Marsamxetto report 88.pdfFort St Elmo& Marsamxetto report 89.pdfFort St Elmo& Marsamxetto report 90.pdfFort St Elmo& Marsamxetto report 91.pdfFort St Elmo& Marsamxetto report 92.pdfFort St Elmo& Marsamxetto report 93.pdfFort St Elmo& Marsamxetto report 94.pdfFort St Elmo& Marsamxetto report 95.pdfFort St Elmo& Marsamxetto report 96.pdfFort St Elmo& Marsamxetto report 97.pdfFort St Elmo& Marsamxetto report 98.pdfFort St Elmo& Marsamxetto report 99.pdfFort St Elmo& Marsamxetto report 100.pdf

1_fort st elmo& marsamxetto rep part3

Documents

oldlaboratorybarracks

msida marina model

structure plan policies

plansofsubmarinebas

valletta insetmap

prov access

thecommissioner of land

dowling area