EXTENSION TO HOTEL RIVIERA MARFA

Transcription

TRK 151436 - Document - (36a) 581-PDS-01_Riviera Hotel Extension PDS_07-10-13 [] - DocumentID - 2401122 - Document Dated - - ncard - Page 1 of 62
EXTENSION TO HOTEL RIVIERA, MARFA
PROJECT DESCRIPTION STATEMENT
Version 1: September 2013
36a
Report Reference:
Adi Associates Environmental Consultants Ltd, 2013. Extension to Hotel
Riviera, Marfa. Project Description Statement. San Gwann, September
2013; vi + 18pp.
THIS IS A DIGITAL COPY OF THE REPORT.
RESPECT THE ENVIRONMENT – KEEP IT DIGITAL
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Quality Assurance
To Extension to Hotel Riviera, Marfa
Project Description Statement
September 2013
Report for:
Perit Martin Farrugia
Revision Schedule
Rev
00
Date
Sept 2013
Details
Written by:
Checked by:
Approved by:
Submission to Client
Yury Zammit
Environmental Consultant
Rachel Xuereb
Director
Adrian Mallia
Director
File ref: F:\ADI\PDSs\Riviera Hotel\PDS\Riviera Hotel Extension PDS_FINAL.docx
This document has been prepared in accordance with the scope
of Adi Associates’ appointment with its client and is subject to the
terms of that appointment. It is addressed to and for the sole and
confidential use and reliance of Adi Associates’ client.
Kappara Business Centre
113 Triq Birkirkara
San Gwann SGN 4197
MALTA
Adi Associates accepts no liability for any use of this document
other than by its client and only for the purposes for which it was
prepared and provided. Except as provided for by legislation, no
person other than the client may copy (in whole or in part) use or
rely on the contents of this document, without the prior written
permission of Adi Associates. Any advice, opinions, or
recommendations within this document should be read and relied
upon only in the context of the document as a whole. The
contents of this document do not provide legal or tax advice or
opinion.
Tel. / Fax: 21378172 - 77
Email: info@adi-associates.com
Web: www.adi-associates.com
© Adi Associates Environmental Consultants Ltd 2011
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CONTENTS
Introduction.............................................................................................. 1
Background ................................................................................................................................................... 1
Planning history............................................................................................................................................ 1
Objectives of the Scheme ......................................................................................................................... 3
Benefits of the scheme ............................................................................................................................... 3
Description of Scheme ............................................................................ 4
Location ......................................................................................................................................................... 4
Characteristics of the Application Site ................................................................................................... 4
Description of the General Surroundings ............................................................................................. 7
Land uses ....................................................................................................................................................... 7
Scheduled areas ........................................................................................................................................... 7
Planning Policy............................................................................................................................................11
North West Local Plan ............................................................................................................................11
The Scheme ................................................................................................................................................12
Alternatives Considered ..........................................................................................................................13
Access & Parking .......................................................................................................................................13
Access ..........................................................................................................................................................13
Parking .........................................................................................................................................................14
Resources ...................................................................................................................................................14
Energy ..........................................................................................................................................................14
Water ..........................................................................................................................................................14
Raw Materials .............................................................................................................................................14
Sewage .........................................................................................................................................................14
Surface run-off ...........................................................................................................................................14
Waste Management ..................................................................................................................................15
Employment................................................................................................................................................15
Construction ..............................................................................................................................................15
Machinery....................................................................................................................................................15
Timing ..........................................................................................................................................................16
Employment................................................................................................................................................16
Environmental Impacts ......................................................................... 17
Waste management ..................................................................................................................................17
Tourism product / accommodation ......................................................................................................17
Construction ..............................................................................................................................................18
Landscape and visual amenity .................................................................................................................18
Mitigation Proposals .................................................................................................................................18
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FIGURES
Figure 1: 1960s postcard that shows the Solemar Hotel ................................................................... 1
Figure 2: 1968 Survey sheet ...................................................................................................................... 2
Figure 3: The informal car park ............................................................................................................... 4
Figure 4: Location of Scheme ................................................................................................................... 5
Figure 5: Surrounding land uses ............................................................................................................... 9
Figure 6: Scheduled sites ........................................................................................................................ 10
TABLES
Table 1: Food & Beverage outlets ........................................................................................................ 12
Table 2: Schedule of accommodation .................................................................................................. 12
APPENDIX
Appendix 1:
Marfa Action Plan Maps
Appendix 2:
Current Scheme
Appendix 3:
Proposed Plans
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INTRODUCTION
1.
This Project Description Statement (PDS) describes a proposal to extend the current
Hotel Riviera, located at Ir-Ramla tal-Bir, Marfa. The applicant is Mr Beppe Bugeja on
behalf of FTI Hotel Management (Malta) Ltd. The project is hereafter referred to as
the “Scheme”.
2.
Overall, the Scheme will increase the number of hotel rooms, extend food and
beverage facilities, relocate the hotel reception and un/loading bay, provide a splash
pool and sun deck on the roof, pedestrianise part of the road fronting the hotel, and
upgrade the adjacent car park.
BACKGROUND
3.
FTI Hotel Management (Malta) Ltd (a company owned by German company Frosch
Touristik) acquired the hotel in 2011.
Planning history
4.
The Riviera Hotel in Marfa has been extended several times in the past. The hotel
was previously known as the Solemar Hotel and was already in existence in the
1960s, as can be seen from Figures 1 and 2.
Figure 1: 1960s postcard that shows the Solemar Hotel
(Source: http://collezionismo.delcampe.it/page/item/id,0191040009,language,I.html, accessed 13 August
2013).
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Figure 2: 1968 Survey sheet
(Source: MEPA MapServer http://www.mepa.org.mt/mepa-mapserver, accessed 13 August 2013).
5.
Since the early 1990s, a number of applications were submitted to extend the hotel.
These applications include:

PA 01272/91 - Additions and alterations of hotel1;

PA 01589/97 - Renewal to construct a 4-star hotel2;

PA 04887/97 - Extensions and alterations to the approved drawings of a 4-Star Hotel,
and external landscaping3;

PA 07278/97 - Proposed extension of Solemar Hotel (Phase II) incorporating a receded
penthouse level, tennis court and amphitheatre4;

PA 06772/98 - Proposed extension of Solemar Hotel (Phase 2)5;

PA 00749/01 - To sanction amendments to phase 1 and proposed extension (phase 2)
to existing Hotel inclusive of two basement levels, parking, conference hall, health centre,
multi-purpose hall, new indoor pool, proposed penthouse suites and dining
1
Permission granted on 16 December 1993.
Permission granted on 8 August 1997.
3
Permission granted on 23 April 1998.
4
5
Permission refused.
2
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centre/watersports club6;

PA 05943/02 - To sanction minor amendments to approved plans including structures
on roof, additional room (pool side) emergency exit stairs from pool deck7;

PA 05885/04 - To place solar panels on roof of hotel as part of grant scheme for
tourism enterprises programme being managed by the Malta Tourism Authority8;

PA 05886/04 - To carry out additions and alterations to existing 4 star hotel as per
attached plans9; and

PA 04416/10 - To apply for a second LPG storage tanks originally included in approved
drawing 5886/04/1K of MEPA permit PA5886/0410.
OBJECTIVES OF THE SCHEME
6.
The Scheme’s objectives are to enhance the current facilities such that the hotel can
start to be offered as an all-inclusive resort.
BENEFITS OF THE SCHEME
7.
The Scheme will provide a number of benefits and enhance the tourism product in
the area. The added rooms will provide additional capacity in the area, at a time
when tourist arrivals to the Maltese Islands are continuously on the increase. In
addition, a number of rooms will be modified to become compliant with Malta
Tourism Authority (MTA) standards.
8.
The pedestrianisation of part of the road fronting the hotel and the relocation of the
un / loading bay will improve the surrounding amenity and provide a seamless link
between the foreshore and the hotel. This will also allow the extension of the
restaurant seating area outdoors during the summer.
9.
In addition, the car park upgrade will replace a derelict area with haphazardly parked
cars with a surfaced, organised and landscaped car park, available for use by hotel
guests and the public.
6
Permission granted on 31 May 2001.
Permission granted on 18 October 2004.
8
9
Permission granted on 6 October 2005.
10
Permission granted on 15 April 2011.
7
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DESCRIPTION OF SCHEME
LOCATION
10.
The Scheme is located at Ir-Ramla tal-Bir, Marfa within the locality of Mellieħa, see
Figure 4. It faces Il-Fliegu ta’ Malta, the channel that separates Malta from Comino.
CHARACTERISTICS OF THE APPLICATION SITE
11.
The Application site measures circa 12,150m2. It comprises the Riviera Resort & Spa,
the road fronting the hotel (Triq ir-Ramla tal-Bir) and an informal parking area to the
southwest of the hotel.
12.
The Riviera Resort & Spa is a four-star hotel with 242 rooms. Each room has its own
private facilities (including air-conditioning, central heating, satellite TV and en-suite
bathroom) and benefits from sea and / or country views. The hotel features three
restaurants and four bars, conference facilities, a fully equipped PADI-certified diving
school centre, a gymnasium, a squash court, a thalasso therapy spa with an indoor
swimming pool, and two outdoor swimming pools.
13.
Triq ir-Ramla tal-Bir is the main access road to the hotel that links to the arterial Triq
il-Marfa (part of the TEN-T network). The road continues around the eastern
boundary of the hotel (in a one-way direction) and merges with Triq Ta’ Msid, which
is a rural road that leads from Marfa to l-Aħrax.
14.
The informal car park is located to the southwest of the site, see Figure 3.
15.
Plans of the current hotel are provided in Appendix 2.
Figure 3: The informal car park
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Figure 4: Location of Scheme
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DESCRIPTION OF THE GENERAL SURROUNDINGS
Land uses
16.
The Riviera Resort & Spa is located in a rural area along the northern coast of Malta.
It is situated adjacent to the sandy beach known as ir-Ramla tal-Bir and east of the
Cirkewwa Ferry Terminal.
17.
Across the road from the entrance to the hotel is the foreshore that is mainly
utilised for recreational purposes and berthing of boats, particularly in the summer
months. The former Gozo ferry-boat jetty is also popular with anglers and is
regularly used by the operators of a nearby fish farm and as a departing point for boat
trips to Comino.
18.
The Ramla Bay Resort, another four-star accommodation, is located to the northeast
of the Scheme site. The two hotels are separated by the pocket beach at Ir-Ramla
tal-Bir, which also houses a coastal redoubt and leisure facilities for bathers
(umbrellas, deckchairs, etc.).
19.
The landward side of the surrounding area is predominantly used for agricultural
purposes, although there are pockets of derelict land. A small number of boathouses
/ beach rooms and a fish farm depot are present to the west of the site.
20.
The surrounding land uses are described in Figure 5.
Scheduled areas
21.
22.
Although the Scheme site is not scheduled, there are a number of scheduled
locations in its vicinity. To the west of the Scheme are sites scheduled for their
architectural merits:

Il-Batterija ta' Wied Musa (Grade 1)11;

World War II beach defence light (Grade 2)12;

World War II beach post ruins (Grade 2)13; and

Wied Musa military buffer zone14.
To the east of the Scheme site, the following sites are scheduled:

Ir-Ramla tal-Bir redoubt (Grade 1)15;
11
GN 729/95.
GN 895/02.
13
Ditto.
14
Ditto.
15
GN 729/95.
12
7

Ramla ta-Bir military buffer zone16; and

Saline marshland at ir-Ramla tal-Bir (Area of Ecological Importance) 17.
23.
The marine area is also protected. Il-Fliegu ta’ Malta forms part of a large marine
area in the northeast of Malta that is designated a Special Area of Conservation –
International Importance18.
24.
These designated sites are shown in Figure 6.
16
GN 985/02.
GN 288/95.
18
GN 851/10.
17
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Figure 5: Surrounding land uses
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Figure 6: Scheduled sites
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PLANNING POLICY
North West Local Plan
25.
The Scheme site is located within the North West Local Plan (NWLP) area; the
approved Plan was published in June 2006.
26.
The NWLP designates Marfa ridge as a Major Recreation Area (NLWP Policy NWRE
1). Through this policy, MEPA aims to encourage and support the creation of
opportunities for recreation in the area. For this purpose the Marfa Action Plan has
been prepared.
Marfa Action Plan
27.
28.
29.
30.
31.
The Marfa Action Plan (MAP) is a separate document to the North West Local Plan.
It has been prepared to guide land use and the development process in the area. The
action plan was published in June 2002 for public consultation and is still awaiting
MEPA approval.
MTO 1 – Hotel
MEPA will not permit any extension to the Riviera Hotel beyond the site area shown
in Map 8.3 in Appendix 1. The aim of this policy is to protect existing access to the
coastal road, foreshore, quay, breakwater, and the proposed Small Boat Sailing
facilities. Furthermore, this will also help avoid further visual dominance of the hotel
on the character and landscape of the surrounding area.
MTO 2 – Heritage Trail
The MAP proposes the setting up of a heritage trail that links the various cultural
features in the area including the nearby Il-Batterija ta' Wied Musa and Ir-Ramla talBir redoubt, see Map 7 in Appendix 1.
MCZ 2 - Public Coastal Access Area
Part of the Scheme site (mainly the road fronting the hotel) lies within the designated
public coastal access area, see Map 8.3 in Appendix 1. In these areas, MEPA will
seek to secure public access to the coast / foreshore.
MRE 3 – Cycling
Cycle routes in the Action Plan area are proposed. These include a route that passes
through Triq ta’ Msid, the road that links the Scheme site with l-Aħrax (see Map 8.5
in Appendix 1).
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THE SCHEME
32.
The Scheme proposes increasing the number of hotel rooms, extending the
restaurants, relocating the reception area, un/loading bay and car park ramp,
rationalising the surface car park adjacent to the hotel, and improving traffic
management.
33.
As a result of the Scheme, the hotel footprint will increase by 361m2 from 5,471m2 to
5,832m2. The additional footprint will be taken up by the extended restaurant and
the relocation of the lounge / reception, un/loading bay, and car park ramp. The
lounge / reception will be shifted from the ground floor to the semi-basement level
whereas the un/loading bay and car park ramp will be shifted to the eastern side of
the Scheme. A cocktail bar and wine bar will replace the reception and un / loading
bay, respectively. The kitchen will also be extended; it will take up 113m2 of the
indoor pool area. A breakdown of the floor areas of the food and beverage outlets is
provided in Table 1.
Table 1: Food & Beverage outlets
Floorspace (m2)
376
338
150
376
1,234
189
Outlet
Bistro
Cocktail bar
Lounge bar
Pizzeria
Restaurant
Wine bar
34.
The number of rooms will increase from the current 242 to 293, mainly as a result of
the increased footprint (rooms will be constructed above the extended restaurant)
and the construction of an additional floor. In terms of floor area, this translates to
an increase of 2,990 m2 to 13,970 m2. Furthermore, internal alterations will be
undertaken in some rooms to bring them in compliance with the MTA requirements.
A breakdown of the final room types per floor is provided in Table 2.
Table 2: Schedule of accommodation
Floor
Ground
1
2
3
4
Total
35.
19
Single
3
3
2
8
Twin
43
73
70
45
20
251
Twin for
disabled
4
3
3
2
2
14
1-bed
apartment
6
2
8
2-bed
apartment
Family
room
1
1
Executive
suite
1
10
10
1
The new areas will be air-conditioned by air cooled VRF19 systems.
VRF (Variable refrigerant flow) is an HVAC (heating, ventilation, and air conditioning) technology.
12
Total
47
79
76
57
34
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36.
On top of the new level, a 1.2m deep splash pool will be provided. The pool area
(678m2) will be surrounded by wood decking and will comprise showers, a pool bar,
toilets, sun beds and landscaping.
37.
The informal car park area located southwest of the hotel will be surfaced,
landscaped and organised into a car park for 63 vehicles. A number of trees will be
used for landscaping, including:

Olive (Olea europaea);

Judas tree (Cercis siliquastrum);

Aleppo Pine (Pinus halepensis);

Date Palm (Phoenix Dactylifera);

Mediterranean Cypress (Cupressus Sempervirens); and

Bay laurel (Laurus Nobilis).
38.
Part of the road fronting the hotel will be transformed into a pedestrian zone.
Pavements on both sides of the road will be widened and landscaped, whereas the
road surface will be changed to porfido hardstone paving. Bollards will be installed at
both ends of the pedestrian zone to block vehicular access. The embellished
pedestrian zone will allow for the placing of outdoor seating, thereby extending the
restaurant eating area outdoors.
39.
A mini-roundabout will be introduced close to the new car park entrance in order to
improve turning movements in / out of the car park.
40.
The proposed plans are presented in Appendix 3.
ALTERNATIVES CONSIDERED
41.
No alternative designs to the proposal as presented in this Project Description
Statement were considered.
ACCESS & PARKING
Access
42.
The Scheme proposes changes to the surrounding road configuration in order to
provide a shared space in front of the Hotel. Vehicles will no longer be allowed to
pass in front of the Hotel, except for emergency purposes. Nonetheless, the access
will still be mainly from the arterial Triq il-Marfa.
43.
A turning circle will be provided in the space between the Scheme site and the
former Gozo Channel quay. This will give coaches enough space to turn around and
drive back to Triq il-Marfa.
44.
Given that part of the road fronting the Scheme site will be turned into a shared
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space, the road running along the eastern boundary of the hotel will be widened and
converted to a two-way road. This road will provide access to the hotel’s semibasement parking and the relocated loading / unloading bay.
Parking
45.
The hotel has a semi-basement parking area that can accommodate up to 19 cars. A
separate area of the semi-basement garage is dedicated to staff parking. As a result
of the Scheme, access to the semi-basement garage will be shifted from the north to
the eastern side of the hotel.
46.
An informal car park is located to the southwest of the hotel. It is the intention of
the Applicant to rationalise the parking area and embellish it through surfacing and
landscaping. The embellished car park will be able to accommodate 63 vehicles
(including four ‘accessible-for-all’ parking spaces and one ‘van-accessible’ space).
RESOURCES
Energy
47.
The current power requirements of the Riviera Resort & Spa are provided by an
Enemalta substation located at basement level. Estimates suggest that the proposed
Scheme would require an additional 97kVA that can be supplied by the existing
substation.
Water
48.
The Riviera Resort & Spa is currently supplied by mains water. This will remain.
Raw Materials
49.
The main raw materials to be used during the construction of the Scheme are shown
in the following table.
Raw material
Concrete
HCB
Steel
Torba
Tarmac
Planters
Estimated quantities
1,060m3
2,109m3
9,371kg
765m3
294m3
107m3
Sewage
50.
The Riviera Resort & Spa wastewater system consists of a cesspit and two direct
connections with the mains sewer. The drainage system of the proposed extension
will be linked directly with the mains sewer.
Surface run-off
51.
Rainwater falling on the roof and terraces will be collected in existing reservoirs and
used for irrigation purposes. The surface car park will be fitted with a gutter and a
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silt / oil trap tank separator to prevent surface runoff from the car park ending in the
sea.
Waste Management
52.
Waste generated during construction will consist mainly of demolition (2,473m3) and
scarifying waste (444m3).
53.
With respect to hotel operations, the following waste management arrangements are
in place, and will be retained following the extension:
54.

Organic waste is stored in a refrigerated room and collected on a daily basis;

Recyclable waste (paper, plastic, metal and glass) is stored separately and
collected four times a week;

Used cooking oil is collected on a weekly basis; and

Bulky refuse is collected according to demand.
All waste streams are collected by licensed waste contractors.
EMPLOYMENT
55.
The Riviera Resort & Spa currently employs the equivalent of 160 full-time
employees. This comprises full-time, part-time and subcontracted workers. As a
result of the Scheme, the number of employees is expected to increase to 178 fulltime equivalents.
CONSTRUCTION
Machinery
56.
57.
The machinery that will be required to undertake the extension of the hotel includes:

A tower crane;

Two mobile cranes;

A front-loader;

Two excavators;

An air compressor;

Two tipper trucks;

Stone cutting machines; and

A Bobcat.
The Scheme will generate approximately 3,000m3 of waste. The estimated highest
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peak flows / hour will occur during the demolition phase. A total of 16 HGV trips
per day are expected during this phase that will last three weeks.
58.
During the construction phase, it is estimated that there will be three to four HGV
trips per day delivering bricks / other construction materials; the concreting phase
will generate between seven and eight trips per day. Other construction traffic, such
as passenger cars utilised by staff and professionals, is likely to be very limited.
Timing
59.
The intention of the Applicant is to undertake the works during the low season in
order to cause the least disturbance to guests. Given that construction of the
Scheme is estimated to take five months (including finishes), the preferred period is
between November and March.
Employment
60.
It is estimated that approximately 60 workers will be required during the
construction phase.
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ENVIRONMENTAL IMPACTS
61.
Environmental impacts can be both negative as well as positive and their assessment
is important so as to better define the effects that a proposal may have on its
receiving environment. In order for the environmental impacts of a project to be
properly defined and analysed, an EIA process will normally need to be undertaken,
complete with an identification of impacts, the determination of their significance, a
comparison with the baseline conditions, and consideration of alternatives. The need
for an EIA is however dependent on the screening of the likely impacts, which
screening is undertaken following the submission of this PDS.
62.
A preliminary list of potential environmental impacts of the Scheme can be identified.
The list identifies only those impacts that may be significant. The level of significance
would need to be assessed as part of an EIA if the screening exercise concludes that
one is required. The potential impacts of the Scheme are considered to be:

Impacts from waste generated (during construction and operation);

Improved tourism product / accommodation;

Impacts during construction (noise, vibration, dust, surface water management);
and

Visual and landscape impacts.
Waste management
63.
The construction and operation of the Scheme will require the disposal of waste
material. During construction, the vast majority of the waste to be generated will be
demolition material. Other wastes would include general construction waste,
including brick and stone off cuts, wood, plastic off cuts, concrete wash water,
packaging waste, waste electronic parts (during installation of services and fittings),
and hazardous wastes (e.g. oily rags, paint, thinner, and solvent cans, etc). All wastes
will be separated into the various fractions and handled under a waste management
regime to be established as part of the Construction Management Plan (CMP) for the
project. During operation, the Scheme management will continue to use its current
waste management procedures20.
Tourism product / accommodation
64.
The proposed Scheme will improve the tourism product by providing additional bed
capacity in the area, improving facilities, and converting a dilapidated car park into a
surfaced and landscaped car park. Moreover, the pedestrianisation of part of the
road in front of the hotel and the shifting of the un / loading bay will improve the
20
The Riviera Hotel is an Eco-certified hotel, and therefore subscribes to proper waste management and
disposal.
17
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area’s amenity and provide a seamless link between the foreshore and the hotel.
Construction
65.
Construction of the Scheme will temporarily degrade the noise environment and air
quality in the immediate vicinity of the Scheme. In addition, there is also a
neighbouring hotel that needs to be taken into consideration. Measures for
mitigating noise, vibration and air quality from the construction works on the
surrounding uses will be incorporated in the CMP and appropriate operational
monitoring regimes set up throughout the construction phase to ensure a reduction
in such impacts. Management of surface water during construction will also be
important to avoid overspill from the site and potential contamination of the sea.
Landscape and visual amenity
66.
The Scheme will result in an increase in the mass and height of the existing hotel
through the addition of another floor and the increased footprint. The hotel hence
will become more visible, both from land and from sea.
67.
The upgraded car park will be landscaped and the pedestrianisation / relocation of
the un / loading bay will improve the visual amenity of the hotel facade.
MITIGATION PROPOSALS
68.
The mitigation measures during construction mainly focus on best practice during the
works and, if required, periodical monitoring to ensure that no pollution occurs as a
result of the construction works. A detailed CMP will be formulated and enforced by
the site project manager. The CMP will also address waste management during both
demolition and construction.
69.
During construction, the location of disposal should be carefully considered given the
hotel’s close location to the sea.
70.
A landscaping plan should be submitted that shows how the Scheme will blend with
the surroundings.
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APPENDICES
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Appendix 1:
Marfa Action Plan Maps
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Appendix 2:
Current Scheme
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Appendix 3:
Proposed Plans
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EXTENSION TO HOTEL RIVIERA MARFA

Transcription

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