Mepa publishes approved Policy Framework for comprehensive evaluation of tall buildings

Following government approval, the Malta Environment and Planning Authority (Mepa) has published the new Policy Framework through which planning applications for the use and design of tall buildings, in appropriate strategic locations in Malta, can now be comprehensively evaluated and processed.

Defined as buildings with a height of over 10 floors, the policy sets out a number of criteria for a tall building project to be considered. The site, where the building is proposed to be constructed, must be within the strategic locations identified and must occupy a completely detached urban block surrounded by existing or planned streets. The proposed building needs to satisfy a high quality design, such that it can become an icon of architectural quality that can make a positive contribution to the urban form and skyline, and support regeneration.

The policy framework also calls for tall building projects to create high quality, consolidated outdoor public spaces that are safe, attractive and which meet the needs of both the users of the building and the wider neighbourhood. These open spaces which should never be less than 50% of the site area, should encourage people to linger and incorporate well-designed land- scaping and street furniture without creating clutter.

Any proposed tall building must also comply with the criteria on land-use, infrastructure, transport, micro climate, sustainability and safety and with the provisions of the Guidelines on the Methodology for use of the Floor Area Ratio (FAR).

The policy framework calls for the submission of detailed studies which need to accompany any development application for a tall building and include an urban design study/character appraisal, a Visual Impact Assessment, a Transport Assessment, a Social Impact Assessment, a study on micro climate and a written Design Statement.

The designated appropriate locations for tall buildings, identified in the policy framework, are the general area surrounding and including the Marsa Park, Gzira and Imriehel employment nodes predominantly for office uses and the Qawra peninsula, Paceville and Tigne peninsula predominantly for tourism/leisure uses.

Sites which are located in Gozo, Urban Conservation Areas, protected areas, ridges, Outside Development Zones and residential priority areas will not be eligible for the application of the floor area ratio.

For medium-rise buildings, when the Floor Area Ratio policy is proposed to be applied to development applications outside the strategic area or outside areas specifically identified in the Local Plans for medium-rise buildings, to achieve other planning objectives such as urban regeneration or the provision of open space, the site area must cover a minimum of 4,000sq.m.

The strategic areas identified in the policy for medium-rise buildings include the urban conurbation of St Julian’s, Sliema, Gzira, Msida, Pieta, Marsa, the urban areas of Bugibba/Qawra, St Paul’s Bay and Marsascala and the Freeport area but the use should be restricted to offices only and the maximum overall height of the medium-rise building should not exceed 25m.

Last November, the Authority had published the proposed policy framework for a six-week public consultation period during which various stakeholder and public meetings were held. The Authority is publishing the submissions it had received during the public consultation period from the public and other stakeholders related to the proposed policy.