“To further assist hotels to increase their profitability and competitive edge, especially in the light of the current economic challenges and the highly volatile international tourism market,” the Malta Environment and Planning Authority (MEPA) said that it is publishing, for public consultation, a revised policy framework which will facilitate the vertical extension of existing hotels.

Through this proposed policy, any hotel, rated as three star or above by the Malta Tourism Authority (MTA), may “apply for planning permission to increase the height of the hotel building to not more than two additional floors over and above the height limitation permitted in the Local Plan provided that the resultant design features a high quality product in keeping with the urban context and no blank walls are created.”

The Authority said it will “consider increasing the height of the hotel building to more than two additional floors should the existing hotel site area be not less than 5,000sqm or is surrounded by existing or planned roads or where the existing hotel is a stand alone building.”

“In all cases, the resultant design must constitute a landmark building having unique aesthetic characteristics within the urban context. This proposed policy applies solely to existing hotels which are not located within a scheduled area, Outside Development Zone (ODZ), on a ridge edge or within Urban Conservation Area (UCA).”

MEPA said that “the policy makes a proviso that development rights acquired through development permissions granted on the basis of this policy will not remain valid should any subsequent proposal be submitted for the change of use of the hotel building, even if only partial. For a change of use to be considered favourably any additional floors acquired through this policy will first need to be demolished.”

“Although it was only last May that the Hotels Height Limitation Adjustment Policy was approved, Government felt that the policy was defeating its original aim and rendering a significant number of proposals for the upgrading and extension of hotels unsustainable. The current policy only allows hotel developments in Qualifying Tourism Areas to exceed the building height limitation by two floors where the maximum allowable developable floor space had not been achieved or will not be exceeded,” MEPA said.

It added, “this revised policy sets out a framework within which a clear, comprehensive evaluation can be made as proposals come forward. The proposed policy places the onus on applicants to make the case in the context of an urban design study/character appraisal prepared by them and through the Environment Impact Assessment, and Transport Assessment processes as necessary. This will involve the evaluation of the relationship to the context, the effect on the skyline, the architectural quality, the microclimate and relationship to infrastructure. “

Last September, the Authority had published the proposed objectives which were to guide the formulation of this proposed policy framework. The Authority is publishing the submissions it had received from the public and other stakeholders, related to the proposed policy objectives.

The draft policy can be viewed on the Authority’s website www.mepa.org.mt/public-consultation. Individuals and organisations are being invited to send their submissions pertaining to this draft policy in writing to: MEPA, Director of Planning, Height Limitation Adjustment Policy for existing Hotels, P.O. Box 200, Marsa MRS 1000; or through email address: hotels.policy@mepa.org.mt.

Submissions should reach the Authority by 30th May 2014.

Permalink: Proposed revision of height limitation adjustment policy for hotels