Final decision on Gżira hotel extension replacing old townhouses to be taken on Thursday
The Planning Authority will take a final decision on a proposed extension to a hotel in Gżira on Thursday, which would see the replacement of three old townhouses, after it indicated that it would go against the recommendation of the Planning Directorate and approve the application.
The application is for an extension to the Blubay Hotel in Frederick Ponsonby Street, which would see the hotel have a total frontage of 43.5 metres, a height of nine floors (one receded), and a room capacity of 205.
The streetscape is characterised by residential units and small commercial outlets, with a height that varies between two and four floors, with the latter closer to the Gżira promenade, 180 metres from the site.
The site had already been subject to a proposal to incorporate one townhouse into its building and build up an extra floor, which was approved in spite of the fact that the Planning Directorate had recommended otherwise.
This particular application seeks to spread the hotel further, almost doubling its capacity from 104 rooms to 205 rooms and replacing a set of townhouses. Concern was raised on the latter point by the Superintendence of Cultural Heritage which stipulated that the old facades should be retained.
In reply to the Superintendence, it was argued that the request to retain the facades “should be considered redundant bearing in mind that the area has a number of commitments for redevelopment and only a few of these facades remain. Moreover, the facades in question are not in condition to be retained.”
This reasoning was not enough for the Superintendence, which insisted on the integration of the facades “to ensure that the value of the streetscape and the Design Priority Area is not compromised.”
The same reasoning was not deemed sufficient enough for the case officer either, who recommended that the project be refused namely due to the total demolition of these three townhouses.
In fact, the case officer wrote that the argument goes against the Strategic Plan for Environment and Development (SPED), which seeks “to improve the townscape and environment in historic cores and their setting with a presumption against demolition of property worthy of conservation.”
“The proposed total demolition of three existing townhouses will result in the loss of historical fabric, which will also alter the surviving streetscape within Gżira’s Design Priority Area, diminishing its cultural significance,” the case officer wrote as the reason for the recommendation for refusal.
“The proposal, which is objected to by the Superintendence of Cultural Heritage, runs counter to Thematic Objective 8 of the Strategic Plan for Environment and Development, which aims for the safeguarding and enhancement of the cultural heritage,” he wrote.
However, in spite of the case officer’s recommendation to refuse the application, the Planning Authority board voted on 26 September to overturn the recommendation and approve it.
During the meeting, the board members noted that revised elevations were required in which “the lower two floors should incorporate the traditional architectural elements and proportions, including closed timber balconies, of the existing buildings on site.”
Revised plans which incorporate the timber balcony of one of the townhouses were submitted earlier this month in view of this requirement, as stipulated by the Planning Authority’s board.
The law dictates that when the Planning Authority board votes against the recommendation of the Planning Directorate’s case officer then a second vote to confirm the decision must be taken. This decision will be taken on Thursday.