Project Description Statement - TECHNICAL REPORT - iAS, Environment and Resources ...
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Project Description Statement
covering the proposed
Development of Hal FerƬ Site
a submission prepared for
iAS,
Level 4, Cobalt House,
Notabile Road,
Mriehel, BKR 3000,
Malta
by
EKOplan
27 July 2010
TECHNICAL REPORT
TABLE OF CONTENTS SECTION 00 BACKGROUND 5 STRUCTURE OF PDS 5 SECTION 01 THE APPLICANT 7 THE PROJECT 7 SECTION 02 DESCRIPTION OF THE NATURE OF OPPORTUNITIES AND PROBLEMS BEING ADDRESSED BY THE DEVELOPMENT AND THE GENERAL ECONOMIC, SOCIAL AND ENVIRONMENTAL OBJECTIVES 11 ECONOMIC OBJECTIVES 11 SOCIAL OBJECTIVES 12 ENVIRONMENTAL OBJECTIVES 12 SECTION 03 DESCRIPTION OF THE GENERAL STRATEGY EMPLOYED AND ALTERNATE ARRANGEMENTS 13 PROJECT STRATEGY 13 SECTION 04 PROPOSED PROJECT TIMEFRAMES 15 SECTION 05 VIABILITY OF THE PROPOSED PROJECT 16 SECTION 06 LOCATION OF PROPOSED DEVELOPMENT 17 SECTION 07 ALTERNATIVE DESIGNS, LAYOUTS AND LAND USES 18
SECTION 08 DESCRIPTION OF PROPOSAL SECTION 09 DESCRIPTION OF PRESENT LAND USES AND ENVIRONMENTAL CHARACTERISTICS OF SITE 21 EXISTING LAND USES AND ENVIRONMENTAL CHARACTERISTICS 21 HISTORICAL BACKGROUND 22 SECTION 10 DESCRIPTION OF SURROUNDING LAND USES 24 SECTION 11 DESCRIPTION OF UTILITIES AVAILABLE 25 SECTION 12 EMPLOYMENT 26 SECTION 13 RAW MATERIALS USED AND WASTE GENERATED DURING CONSTRUCTION AND OPERATIONS 27 SECTION 14 ACCESS AND PARKING ARRANGEMENTS 30 SECTION 15 PROPOSALS FOR MITIGATING THE NEGATIVE EFFECTS OF THE DEVELOPMENT 31 CONSTRUCTION PHASES 31 OPERATIONS 32 LIST OF TABLES TABLE 08-1 LAND USES IN THE HAL FER SITE 19 TABLE 09-1 EXISTING LAND USES OCCUPYING THE AL FER SITE 21
ANNEXES ANNEX ONE LOCATION AND CONTEXT ANNEX TWO DESIGN CONCEPT AND VISUAL MATERIAL ANNEX THREE PROPOSED DEPARTURE FROM BRIEF
SECTION 00
Introduction
Background
00.01 This Project Description Statement (PDS) describes the proposal, in line with the Hal
Fer Development Brief prepared for the area under examination in this report,
submitted by Mr. Winston J. Zahra on behalf of The Heavenly Collection Co. Ltd. (herein
referred as the applicant).
00.02 The project seeks consent to develop a tourist resort which is unique to Malta and to the
region. (please refer to Annex Two for details of the proposed development). The
intention is to develop the best fractional / vacation ownership resort in the region and to
put Malta on the map by offering a unique development from a design, environmental
sustainability and tourist product perspective.
00.03 The proposal is takes into consideration the requirements of the Hal Fer Development
Brief (Brief) issued by the Malta Environment and Planning Authority (MEPA) in 2008,
while the PDS document has been formulated in line with the Project Description
Statement Guidelines in Appendix D of the Brief.
00.04 The design and construction of the proposed development are the responsibility of the
iAS (architects). The development of the project masterplan is being undertaken by
British Architects MAKE. Copies of the design concept submitted by the architect are
included in Annex Two.
00.05 The project foot print will be in accordance with the limits set in the Development Brief of
16,700m2 with the maximum floor area not exceeding 25,000m2, not including stores,
car parks and plant rooms. These figures reflect the existing areas occupied by the
redundant tourist complex which is currently disused. In addition, the proposed heights
within the development will not exceed the heights in the existing buildings.
Page 5 of 36
Structure of PDS
00.06 As is shown in the list below, this PDS is structured in a manner that reflects the
sequence of requirements as indicated in the Brief
Section 01
The applicant and the proposed project
Section 02
Description of the nature of opportunities and problems being addressed by the
development and the general economic, social and environmental objectives
Section 03
Description of the general strategy employed and alternate arrangements
Section 04
Proposed Project Timeframes
Section 05
Viability of the proposed project
Section 06
Location of Proposed Development
Section 07
Alternative designs, layouts and land uses
Section 08
Description of proposal
Section 09
Description of present land uses and environmental characteristics of site
Section 10
Description of surrounding land uses
Section 11
Description of utilities available
Section 12
Employment
Section 13
Raw materials used and waste generated during construction and operations
Section 14
Access and parking arrangements
Section 15
Proposals for mitigating the negative effects of the development
Page 6 of 36
SECTION 01
The applicant and the proposed project
The applicant
01.01 As is noted above, the applicant, Mr. Winston J. Zahra, is acting on behalf of The
Heavenly Collection Co. Ltd which is a joint venture between Island Hotels Group
Holdings plc and Mayfair Overseas Holdings. The partners have together developed
the Radisson Blu Resort & Spa Golden Sands and have combined experience of over
50 years of operation within the tourism industry locally and internationally.
The project
01.02 As outlined in the Brief, the overall strategy is to promote redevelopment and reuse of
the land for tourism, whilst improving the area’s general environment and its heritage, as
well as adding amenity and leisure facilities for visitors and the general public, within an
overarching goal of sustainable development.
01.03 As envisaged by the Brief, which stems from the requirements of policy NWGT 1 in the
North West Local Plan, the proposed scheme seeks the redevelopment of the site with
a high quality tourist development that complements the sensitive surrounding
landscape and countryside. The proposal seeks to safeguard existing views through its
low-lying and low density development and provide car-parking, efficient vehicular
access and circulation to the site and the minimisation of traffic impact on the
surrounding road network.
01.04 The rationale of the proposal concept is to develop a high end boutique
fractional/vacation ownership resort, unique in Malta, aimed to not only complement the
existing tourist facilities, but also to spearhead Malta’s development into a centre of
excellence for the tourism industry by 2015.
01.05 The project vision is based on 3 main areas:
1) “Less is More” Ǧ resort should be low density, max height of 2 storeys on
half the buildings on the site – this is reflected in the Development Brief.
Page 7 of 36
The project’s vision is that the end product will be a highǦquality,
lowǦdensity, exclusive and private resort, created with attention to detail
at every stage.
2) Sustainability – the project should be both environmentally and financially
sustainable. The promoters will pursue the objective of carbon neutrality
as this will help with the marketing of the project. In the event that carbon
neutrality proves unviable or impossible to achieve, however, the
applicant is committed to work towards securing the lowest carbon
footprint possible.
3) Contextualisation – the project should fit into its location and should be
designed with respect for the existing surroundings. Local materials,
vegetation and history should be considered and incorporated into the
design.
01.06 The project promoters also believe that the development of the Hal Fer site, which is
currently derelict and underutilised, gives rise to a great opportunity for the whole
Golden Sands area to be developed holistically and complement the recent tourist
developments in the area.
Page 8 of 36
SECTION 02
Description of the nature of opportunities and problems being addressed by the
development and the general economic, social and environmental objectives
Opportunities and Problems
02.01 This project has to be considered on a different platform when compared to other tourist
projects in Malta. The high level of quality and the environmental consciousness that
this scheme seeks to achieve is currently unparalleled on the island and its 6 star
approach aims to set new standards in the tourist industry.
02.02
02.03 The development is intended to be an iconic hotel, catering for a high-end market but in
low density boutique, exclusive and private resort, unlike the high rise type 5* hotels
already existing in Malta. The resort will be created with attention to detail at every
stage, particularly in terms of environmental sensitivity (reducing carbon footprint to an
absolute minimum, environmental sustainability and innovative design to reduce visual
impact and safeguarding of sensitive viewpoints). The intention is that the resort is
iconic because of its sustainability focus and the way that it fits into the local
environment. The development will result in an overall improvement and increased
diversification of the tourist industry, addressing different niches that such an industry
seeks to address.
02.04 The Hal Ferh project is currently derelict and un-utilised, yet its location, close to the
beach and in an area of natural beauty has significant potential for touristic / recreational
activities. The redevelopment of an otherwise underutilised space is one of the prime
opportunities that this redevelopment will bring about. In terms of environmental impact,
the development footprint encompasses only land which has accommodated
development for at least the past 100 years; no previously undeveloped land will be
used. The efficient use of this land will provide important benefits to the tourist industry
and result in both employment opportunities and overall environmental improvements.
Page 9 of 36
02.05 Aesthetically, the existing barracks and Hal Ferh tourist complex buildings are in a state
of disrepair and, due to their location in the valley, are highly visible from the
surrounding villages and roads. The development proposes the introduction of a
significant level of landscaping and trees, including an outer perimeter of landscaping
ranging from 20m to 30m in depth in order to greatly improve the external appearance
of the resort area. In addition, care has been taken to ensure that building heights
remain in accordance with the brief and do not exceed those of the existing buildings.
Internally, the proposal is also heavily landscaped, as shown on the concept drawings
and visual material included in Annex Two. This will is a marked improvement on the
current visual appearance of the Hal Fer complex.
02.06 The area currently suffers from traffic congestion and parking problems, particularly at
weekends, in the summer months or when the Radisson SAS Hotel is hosting an event.
The existing parking provision in sufficient and this shortage of parking spaces causes
congestion along the approach road and in the existing parking area. Traffic impact
assessments of the existing and proposed scenarios will be undertaken prior to the
submittal of the MEPA permit application. These will evaluate the existing/ projected
traffic volumes and movements in the area and be used to suggest improvements to
junctions and upgrading of the surrounding road network where and if appropriate.
02.07 The Hal Ferh Masterplan includes the provision of some on-site underground parking, in
order to alleviate any potential impact on parking facilities or traffic. Provision of
extensive additional car parking as part of the wider masterplan is being explored with
other stake holders in the area, and the Applicant has expresses willingness to
contribute towards the overall improvement of car parking facilities in the area. The
proposal will represent an improvement on the existing situation, and alleviate some of
the existing problems.
02.08 Over the years prior to it becoming redundant the Hal Fer tourist complex seemed to
be hampered by the fact that it was never suited to the purpose for which it was used.
The refurbishing of the ex-military barracks presented a constraint rather than an
opportunity. As concluded in the Heritage Value Report, which has been prepared by
Wirt Artna for this proposal, the retention of rows of redundant military buildings which,
through the years have been readapted with rather poor results, is apparently not
merited, but conversely their materials can be salvaged to restore other buildings of
historic and architectural interest of the same period elsewhere on the island.
Additionally the best examples of military architecture in the area have been identified
as the chapel at Hal Ferh and the upper barracks, which are outside of the development
footprint. The proposal seeks to provide heritage gain through the restoration and reuse
Page 10 of 36of the chapel and retention of the Upper Camp barracks, which are in significantly better
condition.
02.09 The removal of these existing structures, as indicated in Annex Three, would result in an
invaluable opportunity to design holistically and to allow un-constrained and
architectural innovation with a pronounced regard to environmental sustainability. The
design concept is clearly illustrated in Annex Two and Three, which demonstrate that
such a concept has been the result of a number of alternatives. These alternatives are
described in more detail in Section 7.
02.10 There is significant opportunity to develop the area as a whole, potentially changing the
traffic circulation to ease congestion and to create a better experience for pedestrians,
to create a central public piazza in which restaurants and cafes could be located and to
re-landscape car parking areas, whilst providing additional parking facilities elsewhere,
hidden by tree canopies. These opportunities form part of a wider masterplan for the
area which is currently in development. Although the focus for this project is the Hal
Ferh area only, the masterplan has been developed with discussion with other
stakeholders in the area, so that the final resort is designed to fit into and complement
the wider masterplan. Attracting the interest of private investment that already has an
interest in the area is believed to be a positive step in securing the management and
success of the proposed development.
Economic objectives
02.11 The standard room size for a five star hotel in Malta is approximately 35m2, the average
size of room in this project will exceed 110m2. Similarly, this project will have 80% of the
land devoted to landscape giving a feeling of tranquillity, luxury and privacy in contrast
to the very limited open spaces proved in many of the local tourist accommodation. The
project is to cater to a higher-end market than is currently serviced in Malta.
02.12 The project feasibility study has been undertaken based on the vision outlined above in
this report. As the project will convert the existing redundant site into a prime tourist
development, it is expected to enhance the local tourist industry and influence the
overall quality of the local tourist market offering. The vision for quality attainment aims
to develop a level of quality, environment, luxury and privacy which to date does not
exist in Malta. The standards achieved will exceed those expected in a normal five star
hotel as defined within the MTA standards. The spin-off effects of such a resort would
include employment and training opportunities and provision of facilities that will attract
Page 11 of 36visitors in the winter as well as summer months. This would improve business for other
stakeholders in the area who are currently primarily reliant on the peak summer months.
Environmental Objectives
02.13 The projects environmental objectives are to provide a resort that has a small a carbon
footprint as can reasonably be achieved, improve the aesthetics of the area and, in line
with the holistic plan for the whole area, to introduce appropriate landscaping and to
reduce traffic problems. The reduced carbon footprint which will be achieved through
green design and consideration of the use of renewable energy. As mentioned above,
there is a holistic plan to integrate the project into the wider area, where the private
sector has already made substantial focused investments to greatly enhance the
physical environment in the area.
Social Objectives
02.14 The proposed development should bring about significant improvements to the area in
terms of its reuse of previously underutilised site adding substantial value to the overall
tourist product of the island. For the reasons discussed previously in this report, we
believe that the complex, if designed and developed in the manner depicted in the visual
material attached, will not have any noticeable adverse impact on the quality of life of
the neighbours. On the contrary, the latter are expected to experience an increase in
their property values and general amenity.
02.15 In addition, about 150 employees will be employed in such a project, resulting in even
wider ranging benefits to the local economy.
Page 12 of 36SECTION 03
Description of the general strategy employed and alternate arrangements
Project strategy
03.01 As mentioned earlier in this report the overall project strategy was formulated on the
basis of the Development Brief prepared for this area, in line with the North West Local
Plan policies governing this aspect.
03.02 The applicant intends to produce a high end, low density development which is low lying
(2 storeys) and of the highest quality. The development will be focusing on being an
exclusive and private resort, created with attention to detail at every stage.
03.03 The project strategy is a 3-tiered approach of “less is more”, environmental, economic
and social sustainability, and contextualisation, as discussed in Section 01.05. the less
is more strategy, which will contribute to the environmental and social objectives by
providing a low density, not highly visible project, is achieved through limiting the built-
up area, keeping the building heights to a maximum of two storeys and incorporating a
large area of landscaping, as shown in annex 2.
03.04 Sustainability: The environmental strategy is to lower carbon footprint as far as possible
with a “lean, clean and green” design. Initially the energy requirements are reduced as
far as possible by undertaking shading and lighting studies to determine temperature
and light levels within the proposed rooms and pavilions, throughout the year. The
shading and window requirements are determined through modelling with software.
Elements such as use of natural ventilation, shade structures, water, light wells, etc are
modelled, and the design is refined until its energy requirements are low as possible.
Following this, use of renewable energy sources will be considered, with a view to an
ultimate objective of carbon neutrality.
03.05 Contextualisation: In line with the Development Brief for the area, the project will blend
within its sensitive surrounding landscape and countryside, with the use of local
materials, indigenous vegetation and the safeguarding of the important site historical
fabric have been carefully incorporated in the design, through its layout and massing. In
Page 13 of 36accordance with the recommendations of the Heritage Value Report, the rehabilitation,
promotion and suitable reuse of the former military chapel shall be undertaken. Noting
that the site lies adjacent to a protected area, the project is designed to blend into its
surroundings as much as possible.
03.06 The project is being regarded as part of a wider context, as the applicant believes that
the development of this underutilised site will give rise to a great opportunity for the
whole Golden Sands area to be developed holistically for the benefit of the whole tourist
industry and Malta’s relevance in the region.
03.07 The scheme prepared by the applicant’s multi-disciplinary team has been formulated on
the basis and to the parameters set in the Development Brief. Such a scheme, will
naturally be discussed and further developed in consultation with all stakeholders
concerned.
03.08 The provision of alternative arrangements to achieving social, economic and
environmental objectives, is felt not be relevant in this case, as these would have been
considered in formulating the Brief. Given that a Development Brief is a statutory
subsidiary plan as defined in the Development Planning Act, 1992 (Cap 356), it is
assumed that such studies concerning alternative uses would have already been carried
out.
Page 14 of 36SECTION 04
Proposed Project Timeframes
04.01 The whole project is to be developed in a strictly phased manner, thereby ensuring the
quality and timely completion of each phase and the successful progression from one
completed phase to the next. Phasing shall be such as to minimise the disruption to
existing activities and amenities in the area, early completion of conservation works, and
the maintenance of high environmental standards. Such arrangement will also ensure
the optimum cash flow to the developer, providing for a sustainable and viable scheme.
04.02 Although it is thought that the whole project will take about 24 months to complete the
project from commencement on site, detailed phasing and construction management
arrangements will be the subject of a separate Construction Management Plan which
shall eventually be approved by MEPA. Naturally, commencement of the project shall
depend on the date of issue of the full development permission from MEPA.
Page 15 of 36SECTION 05
Viability of the proposed project
05.01 The high level of quality and the environmental consciousness that this scheme seeks
to achieve is felt to be unparalleled on the island and its 6 star approach aims to set new
standards in the local tourist industry, as well as catering to a different industry niche
than is currently served on the island.
05.02 As indicated in Section 2 of this report, before embarking on a project of this scale and
in order to secure financing for the purchasing of the land and the construction of the
project itself, the applicant discussed this at board level and with a number of advisors
and prepared a business plan. The business plan is based on a similar solid model as to
the one very successfully implemented at the Radisson Blu Resort & Spa in the same
area. The financial feasibility study included input from a renowned international audit
firm. Financing for the purchase of the land was secured following discussion of that
same feasibility study with one of Malta’s leading banks which also has a global
presence.
Page 16 of 36SECTION 06
Location of the Proposed Development
06.01 The site is located in a coastal rural area in the south-western part of the Melliea Local
Council area. A location plan is provided in Annex 1. The site lies to the east of the
popular sandy beaches of Golden Bay and Gajn Tuffiea Bay. The area lies to the east
to the existing Radisson SAS Golden Sand Resort and Spa. It is bordered to the west
and south by agricultural areas, to the north by a camp site belonging to the Scouts
Association and to the west by the Gaia Foundation (an Environmental NGO) and the
current access road to the Golden Bay.
Page 17 of 36SECTION 07
Alternative designs, layouts and land uses
07.01 While land uses have been predetermined in the MEPA Hal Ferh Brief, a number of
alternatives in terms of design and layouts have been evaluated, exploring the
possibility of whether to keep some of the existing structures or not.
07.02 The existing military barracks are arranged in regular, narrowly spaced rows, clustered
at the south-west end of the site. The arrangement of these structures was originally
considered with a view to retaining the layout and various layouts on this basis were
reviewed, these are included in Annex 2. However, these were felt to be ill-suited for
tourist accommodation, in which light and privacy are of paramount importance. In
addition, the recommendation of the Heritage Value Report allowed for consideration of
the complete removal of the existing buildings (with the exception of the chapel and
barracks in the Upper camp, outside of the development area.)
07.03 As shown in the visual material illustrating the design concept of the scheme (Annex
Two and Annex Three), the removal of this layout and development of a new layout
which allows better use of the space and incorporates a large amount of landscaped
both inside and outside the “ribbon-structure”, will secure better design and if
considered holistically will bring greater benefits to the area. The structures proposed to
be demolished have experienced significant changes through the years and do not
warrant special protection based on the Heritage Report prepared for this proposal.
However, materials from these structures can be salvaged to assist in the restoration of
other structures existing on the island and which possess greater architectural and
historical value. Once these discussions progress further it will include more detailed
scheme drawings, which will reflect the final project layout and design for
implementation.
Page 18 of 36SECTION 08
Description of proposal
08.01 The site measures about 85,000m2 which includes the redundant al-Fer tourist
complex and a disused space currently used for car parking immediately adjacent to it.
Table 08-01 below identifies the proposed land uses and the floor areas taken up by
specific uses.
Table 08-1: Land uses in the Hal Fer site
Land Use Accountable Area1
Description in m2
Suites and pavilions 200 units 21670
Food and Beverage Restaurants, Bars, Cafe 1280 (1802)
Supermarket, Retail/Boutique/Newsagent, Medical
Amenities 235
Centre, Internet Cafe
External Swimming
Adults’ Pool, Kids’ Pool, Private Adults’ pool, toilets 20 (575)
Pools
Indoor Pool, Fitness Centre/Gym, Treatment Rooms,
Spa 530
Sauna/Steam rooms, changing rooms and toilets
Children Playroom/Crèche 100
Reception Lounge/lobby reception, luggage store, toilets, drop-off 340
General manger office, security office, finance and
admin office employee, canteen, employee changing
Back of rooms/showers/toilets, guest laundry, maintenance
549
House/Support main maintenance office, maintenance remote stations,
house keeping main, house keeping office, house
keeping remote stations, General storage
Parking To be confirmed
Plant and Servicing To be confirmed
Total Floor Space 24,724m2 (755m2)
footnotes and references
1
All areas are given in Gross External Area (GEA). Areas are subject to design development. Tolerance for circulation, service
risers etc., needs to be accounted for (est. around 9%).
2
Figures in brackets indicate outdoor areas, such as terraces and pools which have not been taken into account in the floor space
calculation as indicated in the MEPA Brief.
Page 19 of 3608.02 The development proposal is shown in the conceptual drawings ad models presented in
Annex Two. The design concept includes the creation of a dynamic flowing building,
encompassing the entire site, but set inward from the site boundary by 20 -30m. Within
the outer “ribbon building” is an area of lush landscaping in which a number of smaller
private pavilions are located. The design approach adopted is such that buildings within
the site are integrated within the landscape to create exclusive private areas with
vantage points resulting in views across the bay.
08.03 The perimeter building will have a green roof, which will be accessible by all resort
residents and is intended as a walkway, with an inner focus onto the central landscaped
area. The roof area will also have views out towards the sea.
08.04 The MEPA brief divides the development site into 4 subzones, as shown in Annex One.
The brief proposes the following: Subzone 1 would accommodate new blocks of the
same size and height as the existing and will have a height limitation of one floor.
Subzone 2 would have most of the new buildings, with a height limitation of two floors.
Subzone 3, where the Chapel and horse riding complex stand, would be retained,
restored and rehabilitated, while Subzone 4 would have a landscaped car park which
shall cater for the parking needs of the complex patrons. The ribbon-building, although
different in structure and layout, has been developed in accordance with the height and
massing limitations imposed by the Brief. The proposed massing and layout is shown in
detail in Annex 2.
08.05 The favoured proposal (Annex Two) shows an ‘organic’ perimeter building with a large,
heavily landscaped area which accommodates individual and secluded tourist
accommodation. The complex will consist of a mix of 1 bed, 2 bed and 3 bed suites
totalling 200 suites in all. The project will also consist of a clubhouse catering for a
number of facilities, a piazza and back of house areas. The piazza is intended to be
open to the public. As indicated in the concept design visuals the car park will be
underground, and the opportunities for landscaping at ground floor have been fully
exploited. The exact capacity of the car park will be determined from the eventual Traffic
Impact Statement but it is the intention of the client to provide car parking in accordance
with the requirements of the MEPA brief. (The provision of additional public parking is
currently under discussion with 3rd parties in the area, but this will be considered
separately to this project.)
Page 20 of 36SECTION 09
Description of present land uses and environmental characteristics of site
Existing Land Uses and Characteristics
09.01 Most of the aspects in this section have already been dealt with in the previous sections
of this report and in the Development Brief prepared by MEPA (2008).
09.02 The site measures approximately 85,000m2 3 which comprises the redundant al-Fer
tourist complex and some parcels of land in its immediate vicinity. The table below
shows the breakdown of existing land uses on the site.
Table 09-1
Existing Land uses occupying the al Fer site
Land Use Footprint in m2
Buildings 14,100
Carriageways/Tarmacked Ares/Parking Areas 12,200
Leisure & Sports Facilities 5,200
Landscaped Areas 39,900
Disturbed/Degraded Land 13,500
Total Floor Space 84,900
09.03 The principal access to the site is via two local roads flanking the Hal-Fer Tourist
Complex to the East and West. They connect through sharp turns with Gajn Tuffiea
Road, which is the road connecting Gajn Tuffiea Bay with St. Paul’s Bay. The
western road leads into the Golden Bay car park, then turns and joins the eastern road,
which continues further north towards the settlement of Manikata while flanking the
other Upper Camp barracks complex.
footnotes and references
3
Unless otherwise mentioned figures in this report have been rounded for ease of reference.
Page 21 of 3609.04 The existing complex consists of some sixty structures, half of which are one storey
rectangular barrack blocks organized in four rows located close to each other. They are
positioned to the left of the main entrance Most of these blocks are largely intact from
outside but are heavily modified inside.
09.05 Several modern buildings were added to the complex in the 1970s/1980s, which occupy
the north-eastern part of the site. When it was still operational, the holiday complex had
a capacity of approximately 750 beds.
09.06 The buildings within the site are small in footprint, low lying (maximum height of two
floors), detached and alternating with mature trees (some of which are indigenous and
protected) and other vegetation. The site contains landscaped areas with dense
vegetation cover as well as derelict areas with little greenery.
09.07 Ancillary facilities within this complex include tennis courts, swimming pools, and
internal roads and landscaping. The complex is only accessible to visitors, both by car
and on foot through a few access points within the surrounding boundary wall. Inside
the tourist complex there are several roads and roadside parking spaces.
09.08 The site contains landscaped areas with dense vegetation cover as well as derelict
areas with little greenery. A significant proportion of these mature trees on site are
native species and feasibility of saving and replanting these trees will be considered
early in development of the design. Notwithstanding, the general appearance is
dilapidated and un-maintained and it is strongly believed that the development will
represent a significant improvement in this regard.
09.09 A small watercourse used to traverse the site from the southeast to the northwest,
where it drained into the sea at Golden Bay, but it has been interrupted by the
developments on site. In its place there is now a tarmacked internal road. As a result of
the development, the applicant intends to reinstate this watercourse, and thus
rehabilitate this important environmental aspect of the site.
Historical Background
09.10 A detailed account of the development of the barracks complex is contained in the
previously mentioned Heritage Value Report prepared from this development proposal.
Key points from this report re summarised below.
09.11 The Gajn Tuffiea Military Camp originated in the late 19th century as a result of a
need to fortify the defences at the north of the island. By 1910, a formal military camp
Page 22 of 36was in place consisting of timber ’Crimea Huts’ which were later replaced with more
permanent masonry replacements, including as the camp chapel which was completed
in 1916.
09.12 Throughout the immediate post-war years up to the late 1960s, the Gajn Tuffiea
Camp represented one of the busiest spots on the island for military training in particular
for both British and NATO forces.
09.13 In the late 1970s the lower camp was converted into the al Fer tourism
accommodation complex. In order to convert the functional, pragmatic and starkly
military appearance of the buildings into something more suitable for touristic purposes,
additional arches and redecoration took place. Internally, the barracks were fully
redecorated and refitted. Notwithstanding, these alternations the overall result was still
fairly stark in appearance and remains so.
09.14 It is generally agreed that overall the historic buildings surviving on site are of recent
origins, repetitive and in most cases heavily modified. A strategy for salvaging possible
architectural elements and fixtures which can be re-used in the restoration of other sites
in the future may be considered. The only building of note in is the neoclassical Camp
Chapel which will be retained and restored as part of this proposal.
Page 23 of 36SECTION 10
Description of surrounding land uses, nature and environmental characteristics
10.01 The site is located in a coastal rural area in the south-western part of the Melliea Local
Council area. (Refer to Location Plan in Annex One) The site is surrounded primarily by
agricultural land but also with some tourist developments and in proximity of the popular
sandy beaches of Golden Bay and Gajn Tuffiea Bay. Neighbouring land uses include
agricultural areas, a car park, a hotel and a camp site but also include some partly
disturbed fallow land, abandoned military barracks from the British period and stretches
of garrigue.
10.02 Situated in a largely rural context, the area is generally open and permits extensive
views. Most of the site falls within Pwales Valley, which is a U-shaped valley terminated
by Il-Bajja ta’ San Pawl il-Baar (St. Paul’s Bay) to the north-east and Il-Bajja tal-
Mixquqa (Golden Bay) to the south-west.
Environmental Characteristics
10.03 During most of the year the area is known to be relatively peaceful. The area is very
popular however at weekends and during the summer months principally owning to the
sandy beaches in the area. The site is located in what is essentially a coastal rural area,
with some garrigue habitats
10.04 As can be widely anticipated vehicular traffic in the area increases dramatically in the
summer months, however it is generally light, owing to the fact that visitor arrivals are
distributed throughout the whole day and there is no through traffic. With the high
number of bathers visiting the area parking in the area is sometimes problematic which
in turn causes some delays along the approach road.
Page 24 of 36SECTION 11
Description of utilities available
11.01 Due to the presence of the redundant tourist complex it can be safely assumed that the
site was connected to the power grid, water supply, sewerage and telephone networks,
which are already available in the area. Clearly these would need to be identified and
upgraded to meet up with the standard expected by such a redevelopment proposal.
11.02 The Radisson Blu Resort & Spa Golden Sands site incorporates a desalination plant
and a sewerage treatment plant, both of which have additional capacity and can be
extended to cater for the water and waste disposal needs of the Hal Ferh site. This
would mean that the scheme would only be connected to the existing municipal system
in case of emergencies.
11.03 As is the case with all projects of this scale, the developers shall be in contact with the
various utility service providers and the Local Council, in order to ensure the seamless
incorporation of the transport/parking facilities and building services systems
incorporated in the proposed development with the existing infrastructural networks.
Page 25 of 36SECTION 12
Employment
12.01 The proposed development is expected to generate a total of 150 employees. Eight
would be employed as senior management, another eight in middle management roles,
and some (undefined number) will have supervisory duties with regards to other staff.
12.02 It is envisaged that supervisory and management staff will be on an indefinite full time
contract, whilst rest of the staff complement would be on a part time employment basis,
equivalent to approximately 70 full time employees.
12.03 The project, being a major capital investment, will have a substantial multiplier effect on
the economy and employment levels both in the construction sector and other economic
units (mainly tourist/leisure/entertainment) located in the northern part of the island. It is
therefore expected that in addition to the employment levels above, other levels of
employment will be indirectly sustained by the investment.
Page 26 of 36SECTION 13
Raw materials used and waste generated during construction and operations
Raw materials used
Construction phase
13.01 The project will require the use of a range of materials which amongst others would
include the following materials:
x Grade selected backfill materials,
x Franka stone blocks,
x Concrete block work,
x Various grades of concrete, and
x Concrete reinforcing steel of various size and grade,
x Structural steel beams and columns.
x Structural aluminium members.
13.02 At this stage realistic estimates of building materials cannot be derived, yet indicative
quantities of such materials can be given as: Steel c.1500 tonnes, Concrete c. 25,000
cubic metres, block work circa 45,000 square.
Waste generated during construction and operations.
13.03 The waste streams generated by the proposed development of the Hal-Fer will be
discussed in detail in a Waste Management Plan (WMP), which will be developed after
the design is completed. The plan is intended to identify the waste management
requirements which will arise from the proposed tourist complex.
13.04 During the preliminary stages of design careful consideration of the Best Practicable
Environmental Options (BPEO) has been made. This is the option that provides the
most benefits or the least damage to the environment as a whole, at acceptable cost, in
the long term as well as the short term.
Page 27 of 3613.05 The environmental benefits of reuse and new legislation are such that unnecessary
dumping of waste has important pecuniary considerations, so emphasis is placed on
reduction of waste production and reuse as much as possible.
13.06 The applicant is committed to reduce waste at source and understands the importance
and benefits of employing best waste management practices, it is understood that all
waste streams will be treated according to established parameters and the current
legislation governing such waste and operations.
13.07 Notwithstanding the obvious environmental benefits, such reduction of waste has an
increasingly important costs savings aspect. The focus in this case should be the waste
hierarchy, hence identifying targets for the preference for waste management routes,
with reduction at source being preferred to re-use, and re-use preferred to recovery via
recycling and or composting. It is understood that the disposal is the least preferred
option, nevertheless it is recognised that that there may be circumstances with respect
to financial costs, environmental impact and practicability which may result in the need
for off-site disposal. This will be limited as much as possible. Integrated waste
management arrangements will be required, since not all wastes can follow the
mentioned routes at the top of the hierarchy and some residual wastes must be
disposed at landfill and other authorised sites.
Demolition / Excavation Phases
13.08 The resulting waste materials from the demolition/excavation phases are expected to be
various, and the major items that make the bulk of the material to be reused (for
backfilling, contouring, or laying of foundations) or carted away are:
x Material resulting from the demolished roof, floor and ground slabs, probably
primarily reinforced concrete slabs and steel beams with spanning stone slabs,
x Material resulting from the demolition of load bearing and dividing wall elements
typically franka stone blocks and concrete block work, although it is expected that the
contribution from the latter is expected to be minimal,
x Material resulting from excavation will be reutilised on site for backfilling purposes
and will be in the region of 60,000m3. Only waste that cannot be reused, recovered
or recycled will be disposed of authorised landfill site.
x Other minor waste components consisting, amongst others, of timber, steel and/or
aluminium apertures, water and electricity pipework, drain pipes, and sanitary ware.
Page 28 of 36Following the removal of any fittings or item identified as of cultural value, the developer
shall strip the above-mentioned items from the structures to be demolished and shall
attempt to sell them to third parties to make sure that waste are reduced at source.
Only waste that cannot be reuse, recovered or recycled will be disposed of authorised
landfill site.
Waste disposal mitigation measures are discussed in Section 15.
Page 29 of 36SECTION 14
Access and parking arrangements
14.01 As indicated in the previous sections of this report, the development seeks to have a
parking provision in accordance with the requirements of the MEPA brief.
14.02 In addition to the provision of on-site parking, and outside of the scope of this project
proposal, it should be noted that discussions are being held with other stakeholders in
the Golden Bay area in order to develop an integrated car parking proposal to
addressed the public parking issues in the area.
14.03 Pedestrian permeability through the site will be developed once the design concepts are
finalised and drawings of main accesses are established.
14.04 The transport considerations concerning this development will be studied through the
preparation of Traffic Impact Statement, which shall be submitted to MEPA.
Page 30 of 36SECTION 15
Proposals for mitigating the negative effects of the development
15.01 The following is an outline of the likely environmental impacts connected with the
proposed development:
Construction phases
15.02 During the construction phases (i.e. demolition, excavation, construction, installation,
and decoration) the likely adverse environmental impacts shall be:
x Particulates in the form of dust generated mainly during the demolition and
excavation phases, and the mixing of concrete mixes or mortars on site
x Pollution caused by construction vehicles and equipment, emanating from sources
such as engine exhaust systems, brake pads and so on.
x Pollution caused by accidental or otherwise, spillage or leaking of chemicals (e.g.
building chemicals, fuels, lubricants) on site.
x Noise and vibrations
15.03 The potentially adverse effects outlined above should be prevented or controlled
through adherence to the Environmental Management Construction Site Regulations
(Legal Notice 295/2007) and competent construction management methods in which
adequately-qualified environmental and occupational health and safety officers are
involved.
15.04 Detailed information regarding the safeguards in place during works on site will be
contained in a Construction Management Plan. The document will also contain
information regarding the work practices and methods.
15.05 Measures to mitigate impact of construction on the surrounding area will include, but are
not limited to:
x The minimisation of stockpiles of sand and aggregates on site and the regular
spraying with water of such stockpiles;
Page 31 of 36x Provision of wheel washing facilities for vehicles exiting the site;
x Provision of safe location for the storage of building materials;
x The minimisation of on-site servicing and the provision of suitable servicing areas;
x Noise reduction measures, including ensuring that all equipment is provided with
sound abatement and that use of high-pitched tools is limited to normal operating
hours
x Limits on working hours;
x The preference for contractors who utilise vehicles and equipment which carry the
CE marking and who are known for the professional manner in which they have their
vehicles and equipment maintained;
x Ensuring that access to and from the site shall be through security-controlled gate
controlling the heavy construction vehicles entering and leaving the site. Proper
signage shall also be used to forewarn all road users, visitors and third parties about
the on-going construction works as may be deemed necessary.
x Provision of mobile site amenities which willl be located to provide the least
interference to the site activities. These amenities shall include a site office, storage,
and fully functional lavatories and shower facilities.
x Parking for site personnel will be provided on site.
x The appointed contractors shall be expected to be well informed of Maltese,
European Community, and International regulations concerning the competent
environmental and occupational health & safety management of construction sites
and to have the capability to implement such regulations.
Operations
15.06 The likely impacts during operations shall be the following
x Increase in the use of the redundant Hal Fer complex will generate pedestrian and
vehicular traffic, with the resulting noise and pressure on the existing road network,
parking and utilities infrastructure;
x Pollution generated by energy use and transport;
x Use of water resources; Pollution, which may be generated by accident or otherwise,
of contaminated liquid leaks or spillages.
Page 32 of 3615.07 The mitigation of transport related problems will be studied in the above-mentioned
Traffic Impact Statement, the results of which shall be adopted by the architects who will
ensure that the design works are carried out in manners lead to the prevention or
control of transport related problems.
15.08 Similarly, the impacts of energy and water use are being dealt with at the design stage
through the adoption of very high technical and environmental standards. Annex Two
provides further information on these aspects.
15.09 The development is envisaged to be designed to be with the lowest possible and
economically viable carbon footprint: In terms of lighting the following measures will be
adopted, namely:
x Use of T5 lighting technology with an energy reduction of 35% on the previous T8
technology and 65% on the old T15 technology;
x Use of LED light fittings;
x Use of electronic ballasts having 99% efficiency and a power factor of 0.99;
x Use of intelligent lighting control including daylight sensors such that together with
the electronic dimmable ballasts there is an automatic dimming of the lights to
maintain a constant – or rather a minimum - light intensity;
x Optimum use is made of natural light;
x High quality of the light fittings will be ensured such that the reflectors give the
maximum usable light per lumen output of the lamps;
x The diffusers shall also be chosen to be of the best quality to achieve the diffusion of
the light and the reduction in glare without reducing the light output;
x All external lights are controlled by dusk sensors.
15.10 The proposal will be fitted with air conditioning units using Variable Refrigerant Flow
(VRF) technology with R410a refrigerant. This is the most versatile and energy efficient
system in use today because of the use of an electronic control system that only feeds
into the refrigeration compressor the amount of energy that is needed to compress the
amount of refrigerant that is needed at that particular instant. This is known by each
individual indoor unit, which has an electronic expansion valve that is controlled by the
temperature sensing of the indoor ambient in the space that is being conditioned.
15.11 This information is communicated from the indoor units to the outdoor condensing unit
via digital communication and the outdoor sums up the requirements of all the indoor
units at each particular instant.
Page 33 of 3615.12 All the drives both on the compressors as well as on the condenser cooling fans use
variable speeds that keep the motors operating very close to their optimum efficiency
and at a very high power factor typical 0.98.
15.13 The R410a operates at a higher pressure that the previous R407c and this gives an
operating COP (coefficient of performance) about 28% higher that using the R407c
technology. R410a is a non-CFC refrigerant and is totally environmental friendly. R410a
is a homogeneous refrigerant while the R407c (also a non CFC) was a mix. This means
that one can top up directly the R410a when there is a leak but this could not be done
with the R407c.
15.14 The VRF system is controlled from a central computer control system. This makes it
possible to control the temperature settings, or create a temperature window, on a per-
indoor-unit or per-area basis. In this way the temperature control in any particular area
is removed from the user either partially or completely.
15.15 The central control system can also be used to time schedule the operation of the
system again either on a per unit basis or a per area basis. It is also possible to link the
air-conditioning operation with the presence detection. It is being considered that the
condensers of the VRF units shall be water cooled using underground sea water. This
shall given an added increase of 30% to the COP as well as reduce noise pollution.
15.16 The central control system also makes it possible to monitor the status of the systems,
alarms and even the pressure difference on the air filters indicating when the filters need
cleaning.
15.17 On the ventilation systems of the larger areas where a substantial amount of fresh air is
need to comply with regulations, the fresh air is passed from a heat exchanger that
takes of energy from the extracted air which results in the pre-conditioning of the fresh
air a big reduction in energy costs.
15.18 The building shall be furnished with a forced / Natural ventilation system providing in
general 10l/s per person of fresh air. In areas of high people density, where ventilation
air volumes are large, heat recovery systems shall be considered. In this way the air-
conditioned air being extracted from the area shall pass across the air being introduced
via a heat exchanger to pre-cool the incoming air. This is all free cooling and contributes
to reduced air conditioning requirements and hence lower electrical demand; -
improving energy efficiency.
15.19 In the colder months, free cooling shall also be obtained by introducing external fresh air
in areas of high heat load. The introduction of fresh air as well as the operation of the
plant shall be controlled via the BMS.
Page 34 of 3615.20 IAQ sensors shall be located around the premises in order to help modulate the amount
of fresh being supplied inside the building. This drastically reduces the load on the A/C
plant by introducing only the amount of fresh air needed at the particular moment. Also
all fresh air shall be switched off in times of zero occupancy.
15.21 Subject that the method of construction shall include for insulation on the outside, the
building blocks shall be used as thermal mass which shall be cooled during the evening
by proper ventilation and shall reduce cooling requirements in the mornings.
15.22 It is envisaged that the site shall be complete with a water sewage treatment plant. The
permeate generated shall be used as second class water mainly for WC flushings and
for irrigation purposes.
15.23 Surface water run off is envisaged to be collected in underground reservoirs. This water
shall also be used as a source of second class water for irrigation.
15.24 Utilising a single Building Management System (BMS) can collect information on fire
alarms, access control signals, and energy management in one location. This shall be
connected to a central computer at the building management office of the complex.
15.25 The building management system can also be used to:
x Obtain details of electrical and water consumption per area / department;
x Control the air conditioning of the area by adjusting the temperature set point of the
units such that the users can only set them within a pre-defined temperature band;
x Switching off A/C plant at pre determined times / according to occupancy levels;
x Control the operation of the HVAC systems;
x Control the ventilation systems;
x Control external lighting;
x Control security lighting;
x Assist in the preparing of maintenance schedules;
x Identify items of plant, which are displaying abnormal operating parameters. This will
usually imply that potential faults are addressed before any damage is done to the
plant;
x Have real time monitoring of the state of systems in the building e.g. levels of water in
the reservoir and water tanks.
15.26 The building envelope shall be designed in such a way so as to mitigate the effects of
solar gain inside the building whilst optimising natural lighting and ventilation. In this
respect insulation shall be used on all exposed walls and ceiling, the glazing used shall
Page 35 of 36be of the low heat transmission type and solar shades shall be used throughout the
building. EIS modelling is being carried out in order to determine the optimal sizing of
these shades.
15.27 The development shall also be heavily landscaped with the trees placed in strategic
location in order to reduce direct incident sunlight into the buildings and consequently
reduce fabric heat gain in the building in summer.
15.28 The introduction of a number of renewable sources is also considered at this stage of
the project. These include but are not limited to solar water heating.
15.29 All the above energy saving features contribute to lower running costs and conservation
of important resources.
Page 36 of 36ANNEX 1 - Location and Context
Location Plan
Mellieha
St.Pauls Bay
Manikata
Pwales Valley
Golden Bay
Ghajn Tuffieha
Bay
Gnejna BaySite Plan Site area = 84,900 sq.m Existing building footprint = 14,100sq.m Existing gross floor space = 19,500sq.m
Development
thresholds Potential
additional area
at first floor
8,300 sq.m
Maximum Maximum building
Site area = 84,900 sq.m developable area footprint at
25,000 sq.m ground floor
Maximum developable area as defined 16,700 sq.m
within the development brief:
Building footprint = 16,700sq.m
Gross floor space = 25,000sq.mDevelopment Brief Zones
˾ Limited new blocks in same design, size and height as existing
Subzone 1 nearby; to integrate within the fabric layout & orientation.
˾ Height Limitation - 1 Floor˾ Concentration of most new buildings.
Subzone 2
˾ Individual smaller blocks preferred to one large massive block to
allow for landscaping in between blocks.
˾ Height Limitation - 2 Floors˾ Western part retain and rehabilitate. Subzone 3
˾ Landscaped car park Subzone 4
Key Features
Extensive planting Use of local stoneKey features
Sea view from 1st floor levelANNEX 2 - DESIGN CONCEPT &
VISUAL MATERIALDesign aspirations
How does Hal- Ferh connect with its A landscape link with car parking
surroundings so as to offer all the benefits underneath connects the Golden Sands
of the beach, the sea and the use of the Hotel with the Hal-ferh site. The landscape
facilities within the Golden Sands whilst also creates a buffer zone separating the
also being exclusive? At the same time it public access to the beach from the private
does not want to operate as an island access to Golden Sands.
disconnected from its surroundings.
Golden Sands Hotel
Golden Sands Hotel Access road to Golden
Sands (Private)
Connecting the bay
with the heart of the Landscape Link
site?
Access road
to the beach
(Public)
Golden Bay Golden Bay
Connecting the bay with the site Defining public and private routesYou can also read
