The Planning Authority is poised to give the green light to a 33-story tower proposed by PX Lettings, owned by Paul Xuereb, with a condition attached. The permit will be contingent upon the presentation of a Green Travel Plan, which outlines how peak-hour car trips can be reduced by 40%.

A case officer has recommended the development, but traffic studies indicate that it will lead to an increase in car trips by 177 during the morning peak hour and 156 during the evening peak hour. To combat this, the Green Travel Plan must encourage alternative modes of transportation and include an enforcement program overseen by a monitoring officer, who will be engaged and paid for by the developer.

Traffic assessments show that the project will only significantly impact one of the four junctions evaluated – the one where Triq is-Swieqi passes through an existing tunnel. To mitigate its impact, the estimated private car trips generated by the tower development must be reduced by 40% during peak morning and evening hours. Transport Malta cleared the project on the condition that an official Green Travel Plan be put in place, and the case officer is recommending this condition be included in the permit. A public deed, including a legal agreement between the Planning Authority, Transport Malta, and the applicant, will be proposed to make this condition enforceable.

Despite 70.8% of residents in St Julian’s and Paceville expressing disagreement with the project, the case officer is recommending approval. The main reason for opposition is the perceived overdevelopment of Malta, particularly Paceville, which is already congested and suffering from construction fatigue. The case officer argues that the project will regenerate the site into a landmark building and conform to the Strategic Plan for Environment and Development, as the area is designated as an entertainment priority area.

The proposed development includes the excavation of six basement levels for 259 parking spaces and retail shops, 11 floors of office space with a total floorspace of 7,461 square meters, a hotel with 11 suites, 58 serviced apartments, a restaurant, and additional services. The project will also offer 1,254 square meters of open space.

According to the developer’s official website, the tower will include serviced apartments, a business center, dining options, and parking spaces. The site covers an area of 3,400 square meters, with only a third of the area being occupied by the building. The remaining space will be open to the public, including a large plaza.

PX Lettings chose to build a tall structure instead of a lower density development to create more open space in an already densely developed area. The development area of the building will not be larger than the alternative, higher density option.

Asked whether the building is just another tower block, the developers said that “the building will be a unique and iconic structure designed by renowned international architects 7478 and Maltese architect Christian Spiteri. The design is based on a pure architecture concept featuring clean lines and energy-saving features. PX Lettings intends to apply for Gold Lead Certified Building status once the project is complete.” PX Lettings plans to retain ownership and manage the development to maintain the highest standards and the properties won’t be for sale.

Subject to obtaining planning permission, PX Lettings estimates a completion time of 3.5 years. To reduce noise, vibrations, and dust, excavation will be carried out using modern scarifying equipment instead of traditional hammer breakers. A highly qualified project management team will also be employed to ensure quality and efficiency and minimise any inconvenience.

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