The Planning Authority is presenting an amendment to planning policy P35 for public consultation after publishing the government objective related to this policy back in February.

Policy P 35 was initially introduced in November 2015 under the Development Control Design Policy, Guidance, and Standards (DC15).

The Authority said that the aim of this amendment is to provide a ”clearer and more consistent interpretation regarding the height and permissible number of levels across various street facades, excluding villa/bungalow areas. It will also enhance certainty and eliminate potential discrepancies resulting from varied interpretations of the policy.”

The Planning Authority said it is now publishing phase 2 of the proposed amendment to policy P35 for public consultation. The proposed amendment reads accordingly:

”A building shall not exceed the permissible height as established in the Local Plans, which shall be interpreted according to Annex 2 of policy P35. Such height shall be measured from the pavement level along the frontage of the building at the highest street level and will include the provision for any setback floors and services, as well as an obligatory 1-metre parapet wall on the exposed façades at the uppermost roof level.

Where the proposed building has a street façade of at least 12 metres, the uppermost floor above such height will be setback from the street façade. Such setback will be determined using the sight line principle, provided that it is never less than 3 metres. A sight alignment is to be taken from a point at 1.6 metres height located at the opposite side of the street to the building height along the building alignment and extended until it meets the maximum height defined in the Local Plans. The proposed amendment explains the setback for the uppermost floor located above a street façade of 12 metres, 14.1 metres and 21.6 metres, for different street widths.” Note that in the case of:

• A street façade up to 6.4 metres, where the total height is up to 9.8 metres – no more than three levels above highest pavement level will be allowed.

• A street façade of more than 6.4 metres and up to 10.1 metres, where the total height is more than 9.8 meters and up to 13.5 metres – no more than four levels above highest pavement level will be allowed.

• A street façade of more than 10.1 meters and up to 14.1 metres, where the total height is more than 13.5 meters and up to 17.5 metres – no more than five levels above highest pavement level will be allowed.

For street facades higher than 14.1 meters, where the total height is more than 17.5 meter, the allowable number of number of levels above highest pavement level will be determined on the basis of the Sanitary Law and other provisions of the proposed policy document.

The Authority is inviting the public to send in their comments and feedback on the proposed objective through email address: consultation_dc15@pa.org.mt

Submissions must be received by the 17th of June.

Photo: Ghawdix

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