Brief and General Guidelines

Concession for the

Design, Build and Operation of White Rocks Malta

Note:

1. This document is a selected extract of the RFP issued in 2015 and therefore may not
be aligned to laws and regulations applicable in 2018.

2. This document is not meant to be used by the reader for decision making purposes
but is merely a description of general policies and principles applicable at the time
the RFP was issued.

3. The purpose of this document is to provide a very general of the project brief.
1 Objectives

1.1 The White Rocks Malta project aims to attain the following strategic benefits:

a. The design, build, operation and management of the planned location;

b. White Rocks Malta is to be run profitably and in a way which ensures that
users and the GoM are satisfied with the level and quality of the product,
services and facilities provided, which all should conform to local,
European and international regulatory standards, with the ultimate aim of
enhancing the development of the Maltese economy;

c. The development of White Rocks Malta is to be carried out in such a

manner so as to remain fully operational upon the termination of the
Concession period;

d. To ensure that no revenue or capital support for the development of White

Rocks Malta will be required from the GoM or EU funds, but rather to
maximise proceeds to GoM and to generate work opportunities;

e. To ensure, in the interest of competitiveness and long-term sustainability,

that the products, services and facilities provided are managed and
operated on the basis of private sector management principles and
efficient work practices;

f. To complement the facilities with the strategic commitment, vision and

capability of experienced international players in order to tap new
opportunities for on-going business growth;

g. To ensure that White Rocks Malta is supported by sustainable manpower

levels, skill base and work practices; and

h. To maximize the spill-over benefits to the Maltese economy through

increased investment opportunities and sustainable employment prospects.

1.2 In taking responsibility for White Rocks Malta pursuant to the RFP process,
the Successful Proponent shall be required to:

a. Ensure that all applications regarding permits from MEPA and other
relevant authorities are filed with them within the time limits specified in
the Concession Agreement.

b. The design, build, operation and management of White Rocks Malta shall
be operational within sixty (60) months from obtaining the required
MEPA permits;

c. Develop and manage White Rocks Malta with a view to ensuring its long-
term sustainability within the relevant market environment;
 d. Unconditionally ensure that, following the award of the Concession, no
support, financial or otherwise, will be requested from the GoM or EU
funds; and

e. Operating within the above-stated objectives, the Successful Proponent’s

over-arching target should endeavour to achieve the best possible overall
value for Malta.

2 Benefits

2.1 The White Rocks Malta project is to attain the following benefits:

a. To protect and conserve the natural resources on the planned location,

including agricultural land, ecological and archaeological/historical
areas and the undeveloped coastline;

b. To support the tourism sector through the promotion of Malta as an

upmarket tourism destination;

c. To maximise the benefits to the Maltese economy through increased

investment, tourism, business opportunities, job creation and value
added activities;

d. To enhance the planned location through long term sustainable

investment and the modernisation of facilities

e. To retain and improve the existing infrastructure on the planned

location, including the internal road network and underground services;

f. To retain and improve the existing landscape components, including

established landscaping and views into and out of the planned location;

g. To utilise the planned location with uses and quality development

which conforms to the Strategic Plan for the Environment and
Development (SPED) and as approved by Government;

h. To provide safe and convenient access to the planned location,

including adequate on-site parking; and

i. To develop the planned location as an up-market tourist facility with the

general public having access to the open spaces forming part of White
Rocks Malta.

3 General Description of White Rocks Malta

3.1 White Rocks Malta lies on the north-eastern coast of Malta some 500m due
NE of Madliena Fort and l km due east of Bahar ic-Caghaq.

3.2 White Rocks Malta is approximately 449,885 square meters (45 hectares or
111 acres). The former White Rocks Holiday Complex and its grounds
 occupy approximately 135,600 square meters of land on the southern part
of the planned location, which comprises roughly 38% of the total land
area. The north-west and extreme south of the planned location comprise
of agricultural land amounting to approximately 23% of the total land area.
Garigue and rocky steppe extend over the rest of the area, down to the
coastal strip to the north of the planned location, which is approximately
870 meters long. The south of the planned location is defined by the Coast
Road which links Pembroke to St Paul’s Bay.

3.3 Any historical structures located on the planned location shall not be
demolished and shall be conserved and refurbished as deemed necessary.

3.4 The Successful Proponent will be required to carry out, at its cost, the capital
investment programme identified in terms of its Proposal. Such programme is
expected to include all improvements and acquisitions of a capital nature that
will be conducive to achievement of the Successful Proponent’s business plan.

3.5 The Successful Proponent in terms of this RFP will be permitted, after an
agreed lock-in period of 10 years that may be negotiable at the Concession
Agreement stage, to transfer or otherwise dispose of the Site, or transfer the
operation, possession and/or management thereof to a third party, subject to
the conditions defined in the Concession Agreement.

4 Policy Framework

4.1 The Habitats and Bird directives (European Commission, 2007; 2010;
2015a; 2015b) were transposed into Maltese law through the ‘Flora, Fauna
and Natural Habitats Protection Regulations’ (Habitats Regulations) (SL
504.73; LN 311/2006) and the ‘Conservation of Wild Birds Regulations’
(Birds Regulations) (SL 504.71; LN 79/2006) (MJCL, 2015). This
development has resulted in the identification of the two Special Area of
Conservation (SAC) Candidate Sites of International Importance under the
Habitats Regulations (i.e. potential Natura 2000 sites), which are located to
the east and the north of the Site, namely:

 L-Inħawi ta’ Pembroke (terrestrial) through GN 112/2007

 Iż-Żona fil-Baħar fil-Grigal ta’ Malta (marine) through GN 851/2010
(EEA, 2015).

4.2 Part of the undeveloped sub-tract of area ‘G’ (Annex IV, Figure 0-2) and
the ‘L-Inħawi ta’ Pembroke’ SAC overlap, while the coastline of the same
area forms part of the terrestrial boundary, as it were, of the ‘iż-Żona fil-
Baħar fil-Grigal ta’ Malta’ SAC (see Annex IV, Figure 1-3).

4.3 As stated in the EOI of 20th June 2014, proposals for White Rocks Malta
have to be developed in accordance with Natura 2000 principles. Natura
2000 sites should not be considered as reserves where human activities are
 excluded and activities are permissible as long as the impact on the
integrity of SACs is not harmful.

4.4 The Habitats Regulations provide for a procedure through which the
impact of human activities on SACs, which could result from the
implementation of development plans or projects can be identified and
assessed.

4.5 In cases where the Environment Protection Directorate (EPD) of the

MEPA considers such activities unconnected with or, unnecessary to the
management of, and the source(s) of potentially significant impacts on a
SAC, an appropriate assessment, as required in Regulation 19(1) of the
Habitats Regulations, would need to be carried out.

4.6 Under the same sub-regulation, the MEPA would be in a position to

approve the development in question: “… only after having ascertained
that the plan or project will not adversely affect the integrity of the site
concerned and if appropriate, after having obtained and taken into account
the opinion of the general public and representations made within such
reasonable time as the competent authority may specify” (Reg 19(1)).

4.7 In case of an appropriate assessment carried out under the Habitats

Directive that identifies adverse impacts, the plan or project in question
may only be approved if no alternatives are available and the plan/project
is needed for “imperative reasons of overriding public interest… of a social
or economic nature” (Reg 19(2)).

4.8 Such an approval would entail the taking of compensatory measures

considered “necessary to ensure that the overall coherence of Natura 2000
is protected”, and the European Commission would need to be informed of
such measures (Reg 10(3)).

4.9 In cases where the SAC in question sustains a priority habitat or species,
the acceptable reasons for the approval would need to be connected with
“human health, public safety or beneficial consequences of primary
importance for the environment” or others which “in the opinion of the
Commission are imperative reasons for overriding public interest” (Reg
19(4)).

4.10 It is imperative that development at White Rocks Malta be sustainable and

adheres to green construction concepts in the design, build and operation.

5 Land Use Regime at White Rocks Malta

5.1 The objective of White Rocks Malta is generally to cater for the up-market
tourist industry. As is noted earlier, White Rocks Malta is to a large extent
unique in Malta because it is one of the few components of the coast zone
that has not been degraded by a coast road which passes too close to the
 shoreline. This feature has made it possible for the views of the planned
location and its surrounds to be composed of a rich amalgam of a human
settlement, a ‘natural’ area (Zone 2 in the White Rocks Development Brief,
Planning Directorate, MEPA, 1995), agricultural land (sub-tracts ‘A’ to
‘D’ in the EOI of 20 June 2015), and buildings of historical importance in
the surrounds (e.g. It-Torri tal-Madliena).

5.2 On the other hand, it is recognised that the design guidelines in the White
Rocks Development Brief, Planning Directorate, MEPA, 1995 may and
should be modified, due to the fact that over the past 20 years, ideas in this
field have developed substantially. A relatively detailed set of design
guidelines will be provided at Section 8 of this RFP.

5.3 Given that the whole White Rocks Malta planned location would be
transferred to the Successful Proponent(s), Proponents submitting a
proposal under this RFP are requested to state of how they plan:

 To manage the ‘natural’ and agricultural zones at White Rocks Malta;

 To upgrade tract ‘F’ (Annex IV, Figure 0-2) through a landscaping

scheme that would be acceptable in rural contexts (as stipulated by the
Structure Plan for the Maltese Islands - Draft Written Statement and
Key Diagram, MEPA; Guidelines on Trees, Shrubs and Plants for
Planting and Landscaping in the Maltese Islands, MEPA).

The Proponent’s submissions related to this issue should complement

(rather than compete with) the forthcoming Management Plans for the
SACs in the area (as required under the Habitats Directive).

6 Environmental Performance Targets

6.1 Proponents are to ensure that the proposed developments at White Rocks
Malta are designed for the attainment of high and potentially certifiable
levels of overall environmental performance, i.e. with respect to energy
use, noise generation, air quality, the protection of water bodies,
agriculture, and bio-diversity, and the formulation and realisation of an on-
going high quality environmental management system (EMS).

6.2 Environment Performance. Given the ‘up-market’ nature of White Rocks

Malta, Proponents shall submit commitments that their developments
would have the potential to be certified, by well-established organisations,
under either one of the following two internationally recognised schemes:

 Leadership in Energy and Environmental Design (LEED) (USGBC,

2015); or
  Building Research Establishment Environmental Assessment
Methodology (BREEAM) (BRE, 2015).

6.3 Environment Management System (EMS). Proponents are to propose the

adoption of an EMS for the whole of the White Rocks Malta site, the
description/requirements of which would form an integral part of the
management manual for the whole of the site.

6.4 The EMS should be potentially certifiable, by a reputable certifier, within

the ISO 14000 framework (ISO, 2015). In Malta the certification process
may be carried out under the guidance of the Malta Competition and
Consumer Affairs Authority (MCCAA) through its Standardisation
Directorate (MCCAA, 2015a).

6.5 Preference will be given to proposals that offer to participate in the eco-
management audit scheme (EMAS) as an alternative to Clause 6.4, which
can be attained with the assistance of the MCCAA.

7 Nature of Concession

7.1 The emphyteutical deed will provide that a plot of land known as ‘White
Rocks Malta’ is to be specifically used for upmarket tourist development that
will include:

(a) Luxury Hotels Not Less than 5 Star

Having a Luxury Hotel on the Planned Location is mandatory and is to be

the central and dominant part of the project.

These types of hotels may have a number of distinct characteristics such

as offering suites (rather than rooms); having stylish interior and exterior
design, surrounded by gardens with ample fountains; and offering
impressive views and projecting an atmosphere of tranquillity.
Furthermore, such hotels focus on quality and added value.

Typically, these hotels feature relaxation water pools, library club lounge,
fitness centre, gourmet restaurant and lounge, together with function
rooms and pre-function areas for events. Moreover, these types of hotels
are expected to give prominence to a strong sense of status, highly
personalized one-to-one discerning service with distinguishing
architectural design and a passion for intricate details, art and culture.

(b) Luxury Units With Sustainable Development

A possible development option for ‘White Rocks Malta’ is constructing a

number of luxury units with sustainable development that offer the
occupants privacy and spacious living that hotels may not provide. These
are considered to be the perfect luxury holiday home stay that offers
 comfortable self-catering amenities. Furthermore, this option may also be
developed in combination with the first option (Luxury Hotels Not Less
than 5 Star) or the lifestyle community village concept described below.

Although, the luxury units with sustainable development provide privacy,

there is also a requirement to offer shared facilities to those occupying the
luxury units. These facilities may include a fitness centre, gourmet
restaurants, boutiques and other general supplies. Moreover, this option is
expected to give prominence to a strong sense of status and privacy of the
occupants, whilst providing unique architectural design that projects a
relaxing and tranquil environment.

(c) Lifestyle Community Village

A ‘Lifestyle Community Village’ concept is viewed as one of the possible

themes for ‘White Rocks Malta’. Given the magnitude of the planned
location and careful planning, this option may be examined in conjunction
with the other two possible alternatives (“Luxury Hotels Not Less than 5
Star” and “Luxury Units with Sustainable Development”). Apart from
providing a variety of dwelling types and sizes, lifestyle communities
support and facilitate the active, healthy lifestyles of residents by offering
a wide range of quality outdoor and indoor spaces and an assortment of
recreational and cultural programs. Hence, a lifestyle community offers a
variety of recreational activities for people of all ages. The focus is on the
improvement of the quality of life. In this context, the proponent should
also consider whether a gated community concept is a suitable feature.

A lifestyle community is viewed as generally consisting of leisure

communities, retirement communities, and suburban ‘new towns’. The
activities and facilities inside these communities reflect the demand and
needs of residents. Moreover, lifestyle communities are not necessarily
limited to the +55 years age group but would also include a younger age
group.

Lifestyle communities are intended to offer a variety of types and sizes of

dwellings, all within the concept of sustainable development. The
objective is to ensure that there is significant added value to any proposed
residential project by providing a variety of highly finished and well-
appointed dwellings that are priced for the upmarket sector.

It should be noted that in the preceding paragraph (a) is mandatory,

whilst (b) and (c) are optional. It is emphasised that the proportion of
residential units to be made available under (b) and (c) should be viewed
as a minor part of project and subject to GoM agreement. The rational for
the above conceptual ideas as possible themes for ‘White Rocks Malta’ is to
foster high added value development, the generation of economic activity and
the attraction of significant foreign investment. In assessing the RFP proposals,
 preference will be given to brands/companies that have a proven track record.

7.2 Development, including the amenities and infrastructure are to reflect a

contemporary high-end improvement characteristic. Proponents may consider
the inclusion of a private beach club that must comply with the Strategic Plan
for the Environment and Development (SPED).

7.3 The project at White Rocks Malta excludes having a Casino on the planned
Location and the granting of a Casino Concession by GoM.

7.4 The general strategic parameters are defined in such a way as to allow the
proponents a degree of flexibility in defining and justifying their Proposals.

7.5 A major objective of the general strategic parameters is to ensure that the
proposals provide the best value added prospects and foster higher human
capital development and significant employment.

7.6 The Successful Proponent will be expected to be responsible for the detailed
design, development, construction and operation of White Rocks Malta, in an
efficient and profitable fashion in order to secure their on-going commercial
viability, whilst achieving the objectives as set out in this RFP

7.7 GoM’s overall target is to ensure that the White Rocks Malta project secures
value for money for the Government and is to the benefit of the economy as a
whole. The GoM believes that the best way to achieve value for money is for
the bidding process to be competitive and transparent.

8 White Rocks Malta Architectural Design Guidelines1

8.1 White Rocks Malta has a unique identity, not least due to the natural
features and topography that characterise the area and that have been
defined and shaped by time and history. These are important contextual
parameters that contribute to the local distinctiveness of the setting.

8.2 The following architectural design guidelines have been formulated based
on the maxim that such contextual considerations should constitute the
starting point of any architectural and urban design intervention within the
area. Any proposed development should not detract from context, but
should respect and enrich it in terms of the adopted urban form and
architectural design quality. While broad considerations of urban form will
define the different urban districts, neighbourhoods and streets within the
entire area, architectural elements will further help to enrich it. A successful
development will be one wherein creative and innovative architectural
responses may occur within well-defined, harmonised and complementing
urban forms. The resultant development will create new street contexts,

1
The Architectural Design Guidelines have been formulated with the assistance of the University of
Malta, Faculty of Architecture.
 which need to be well-thought urban spaces that respect the human scale
and provide a safe and stimulating environment for their users. In the
architectural solutions being sought, the buildings’ legibility and
relationship with the human scale become key components. At the same
time, these urban design parameters occur within a broader spatial context,
wherein relationships are formed between the Site area and the surrounding
localities, through the linking landscape and supporting infrastructure.

8.3 For the above reasons, the architectural design guidelines are discussed at
three inter-related spatial scales, namely macro, meso, and micro.

8.4 DESIGN GUIDELINES: MACRO SCALE - strategic contextual

parameters. This Section is divided into four segments, namely:
(a) Accessibility and broader links;
(b) Spatial/environmental;
(c) Visual/townscape; and
(d) Topography.

8.5 Accessibility and broader links. Accessibility (the movement network) lies
at the core of any major successful urban design scheme and is a
fundamental spatial parameter in White Rocks Malta, particularly given the
proximity of the development to the arterial road network. Envisaged
vehicular access to and from the development should be designed to occur
directly onto a service road, and from there, at a limited number of points,
onto the arterial road.

8.6 The possibility for comprehensive mixed-use development offers the

opportunity to be functionally integrated within the existing urban fabric by
extending existing public access routes. While such improved accessibility
may also contribute to the increased viability of the development per se, it
simultaneously provides a more permeable urban environment that may be
furthermore enjoyed by the local community within the surrounding
localities of Pembroke, Baħar iċ-Ċagħaq, Madliena and Ibraġġ.
Specifically, opportunity exists to knit the local neighbouring communities
with the sea, by providing better links and access points through this
development to the coastline.

8.7 Spatial/environmental. The key spatial/environmental parameters relate to

the potential for coastal restoration allowing for informal leisure along the
coastline and the possibility of establishing a system of green infrastructure.
The latter may be manifested through different elements working together
in order to provide benefits from multiple viewpoints, namely
microclimate, open space provision/network and infrastructure (notably
Sustainable Urban Drainage Systems, SUDS).

8.8 Visual/townscape. The development in its totality should be studied in

 terms of potential implications for skyline and resultant visual impact
thereon, namely that it should not intrude into important medium- or long-
range views, particularly those defined in Local Plans, nor obscure
important landmark buildings from view. These visual implications imply
that attention should be given to the consideration of topographical changes
and the following key design parameters, namely development
massing/profile, height, materials/colour and integration of services (and
their screening) particularly when the latter are located at roof level.
Specifically, the design profile of the proposed development should take
into account the resultant skyline as seen from critical viewpoints.

8.9 Topography. A main determinant of the natural landscape present within

White Rocks Malta is topography, defined by changes in level and
requiring a degree of visual sensitivity with regard to important sightlines
(visual lines) and visual cues. Any design proposal should fit as seamlessly
as possible within the distinct topography characterising the area, reflecting
the profile and basic contours/levels rather than trying to compete with
them and resulting in a significant visual impact. For this reason, the
development profile should be stepped in accordance with the site
topography and the height limitation should be controlled such that the
development does not dominate its surroundings. Attention should be paid
such that no blank party or rear walls are generated.

8.10 DESIGN GUIDELINES: MESO SCALE - the urban quarter, the

neighbourhood, and the street parameters. This Section is divided into
seven segments, namely:
(a) Environmental parameters;
(b) Visual/townscape considerations;
(c) Landscaping scheme;
(d) Spatial considerations;
(e) Urban configuration;
(f) Density parameters; and
(g) Qualities of villa developments.

8.11 Environmental parameters. The development should actually be envisaged

as a sustainable community/neighbourhood, which works on the principles
of the closed-loop energy system wherein outputs are fed back into the
system and become legitimate inputs, reducing the amount of waste and
recovering energy in the process. At the neighbourhood level, the local
climate of specific indoor and outdoor areas, as well as that of the spatial
interfaces between such areas, commonly referred to as microclimate, is an
equally critical consideration. This relies on a number of passive energy
measures, which will be described below under the heading of “energy-
 conscious design”.

8.12 Visual/townscape considerations. A particularly pertinent issue is in regard

to townscape is the location of structures requiring a large footprint (such as
potential tourist accommodation and accompanying amenities) – whether a
single mass or a mass that is broken down into manageable parts
(individual units) would be more adequate so as to reduce the massing
impact of such development. In determining the appropriate building height
for the different parts of the development, effort should be made to ensure
that the entire mass is visually appropriate and will not result in the creation
of excessive bulk at any point within the development.

8.13 Landscaping scheme. A well thought-out landscaping scheme should be

defined at the onset of the development proposal and may help define open
spaces, frame important buildings and vistas within or towards an urban
setting and provide an environmental asset by shading footways and urban
spaces. The integration of natural features and the inclusion of tree species
that attract wildlife should be encouraged, as are native tree species, in line
with the provisions in the document ‘Guidelines on Trees, Shrubs and
Plants for Planting & Landscaping in the Maltese Islands’.

(a) Spatial considerations. The parameters for the spatial considerations

are sub-divided into three specific sectors:

(b) The creation of an exclusive enclave. There is significant benefit in

considering this development in terms of the numerous opportunities
for wider public gain that may be achieved. The surrounding context is
characterised by numerous ancillary facilities that may complement
and support the envisaged development, implying a fundamental
requirement for the latter to establish important links with the
surrounding communities and the uses contained therein. Envisaging
this development as a self-contained inward-looking and gated
community characterised solely by exclusive residences, resident-only
amenities, luxury hotels and ancillary facilities, while potentially
revenue generating and viable in the short-term, may only be
sustainable in the long-term from socio-economic and environmental
viewpoints if it is seen as part of a bigger fabric. The latter stands to
benefit from the injection of well thought out urban catalysts, only if
such catalysts occur within an overall scheme that is designed
holistically: (i) incorporating both private and public land uses, (ii)
enriching the unique context wherein it is located, (iii) providing
quality public amenities and open spaces and (iv) championing
sustainable principles on the ground (notably, encouraging the walking
distance model and more sustainable means of travel).

(c) Accessibility and circulation within the site. The proposed design
should encourage direct, safe and attractive connections between public
 transport, footpath and cycle routes and proposed uses. In this manner,
a well-connected, highly permeable network of secure routes for
pedestrians, cyclists, public transport users and motorists may be
generated, which furthermore prioritises users in this order.

Furthermore, the layout within and around the development should be

user-friendly, clear and legible in order to enable users and visitors
alike to facilitate navigation and help achieve orientation easily and
directly. This may be achieved through the implementation of
controlled vehicular environments, such as home zones or shared
space.

There should be a concerted effort to ensure that the development is

accessible to all, with respect to design choices in relation to urban
form, built volume and internal/external layout of building and
surrounding site respectively. Ramps, when required to enable better
access into buildings or within urban spaces having changes in levels,
should be integrally designed within the overall design scheme. At a
detailed level, and in order to facilitate access throughout the site,
tactile warnings should be given to partially sighted people of hazards
or access points, through the provision of material texture changes.

The strategic location of designated parking areas should be

determined having regard to the proximity to access points and keeping
in mind accessibility for all requirements. Opportunities to locate
servicing (namely delivery and refuse collection) underground should
also be explored, in which case the parking area should be so designed
as to accommodate the safe passage of these vehicles.

In the case of refuse there should be adequate provision for dedicated

refuse rooms catering for different parts of the development that are
easily accessible from street level. If surface car parks are included, a
landscaping strategy in line with the Landscaping Scheme described
above should be in place, designed appropriately within the
surrounding context, and potentially consisting of grass, ground cover
plants, shrubs and trees that are pollution-resistant and, in the case of
trees, not liable to heavy leaf-fall or fruit dropping. The selection of
appropriate species should be guided by the abovementioned
‘Guidelines on Trees, Shrubs and Plants for Planting & Landscaping in
the Maltese Islands’. There is also potential for the surface level car
parks to provide shading devices for vehicles that are furthermore fitted
with solar cells/panels in order to double up as energy-generating
centres.

(d) The design of, and connections between, open spaces. The scale of
development allows for the creation of a hierarchy of open spaces
within the urban fabric, which may work together within a
comprehensive and highly permeable network. The provision of a
variety of open spaces located within easy walking distance of different
centres (primary, secondary and tertiary) within the development
 increases the vitality of the urban environment and further encourages
sustainable modes of travel through facilitated links between the
different urban spaces. Open spaces act as green enclaves, or green
lungs, within the urban area, providing fresh air and light. The
hierarchy of open spaces establishes the relationship between public,
semi-public and private areas within the development.

The open spaces may be either formal, such as a new public plaza, or
informal, like a hard or soft landscaped semi-public recreational space.
Access to such amenity space can make an important contribution to
the overall quality of the urban environment (be it residential, non-
residential or mixed-use). The creation of open spaces is not enough.
For open spaces to contribute positively to the urban fabric they should
be suitably linked to the developments’ surrounding, be designed with
adequate materials that are well detailed and function well with regard
to microclimatic considerations. Continuing protection and
maintenance of such space should be secured by development control
conditions.

Public spaces, understood in terms of areas within which the public at

large has free and unrestricted access, should have:

 Clear boundaries so as to be well defined;

 Carefully-designed landscaping that avoids potential hiding places;

and

 Suitable lighting design that avoids the formation of dark spots and
to aid users’ orientation and navigability.

8.14 Urban configuration. Three determinants of urban configuration that apply

to this development proposal are:

(a) Urban grain and morphology: Urban grain refers to the established
pattern of built form, including plot divisions, within an urban
settlement. An important component of urban grain is the site coverage
sought by the different development typologies within the entire site.

(b) Design of spatial interfaces: Appropriate spatial enclosure is defined in

terms of the building line (providing definition and delineation to the
public space); the façade proportions, which further articulate the
enclosure and provide rhythm within the streetscape; and the building
height, which provides the third dimension to the building line, thus
enabling a better appreciation of spatial enclosure on the ground.

The proposed development should be designed in such a way as to help

create a safe and secure environment and to reduce the opportunities
for crime. In this respect there should be a clear distinction between
public and private spaces in order to provide for secure private or semi-
private areas and guarantee their privacy; and allow for the natural
surveillance of public areas. The architectural treatment of spatial
 interfaces should therefore provide different degrees of visual and
physical permeability in accordance with the different spatial
typologies that are being defined and enclosed, that is, public, semi-
public, semi-private, or private.

(c) Buffer/buffer zones: An adequate buffer should be provided between

the arterial road and the commencement of the proposed development;
and between residential and non-residential uses (such as envisaged
hotels/resorts, commercial uses and accompanying ancillary
facilities/amenities). Such buffer may mitigate the impacts of noise,
smells, light, or other nuisance that would otherwise be detrimental to
the amenity of one or more of the surrounding developments. It may be
a green buffer and take the form of an open space, a landscaped area,
an embankment, a fence, a wall, or any combination thereof as
appropriate to the specific context in question.

8.15 Density parameters. A mix of high and low density units should be
preferred; a good density is required in order to have a critical
mass/catchment of people which subsequently justifies having a good
transport system in place. Density alone is however insufficient. For high
density to result in sustainable patterns it also relies on mixed uses, a good
infrastructure and transport network in place and good links within the
entire area.

8.16 Qualities of villa developments. In proposing detached or semi-detached

villas and bungalows, it must be remembered that a degree of spaciousness
and detachment is what contributes towards the character of these areas. If
the creation of such areas is desired, there must be a concerted effort to
retain a number of salient characteristics of these areas, notably:
(a) The low-density, low-lying character.

(b) Spaciousness, that is, the open space element.

(c) The detached nature of these properties, necessitating a regard to both

site curtilage (front and side gardens) as well as the presence of fixed
or demountable structures, which should not detract from the
‘detached’ character of the area and so should not physically or
visually dominate the side garden.

(d) The garden element characterised by soft landscaping, wherein the

presence/location of such planting may be even more important than its
provision (amount). At the end of the day the greatest contribution of
this landscaping is to the street environment, which implies that this
should be a key determinant in the design of these areas.

8.17 DESIGN GUIDELINES: MICRO SCALE - the built fabric and its
public interface. This Section is divided into four segments, namely:
 (a) Streetscape parameters;
(b) Energy-conscious design;
(c) Façade implications; and
(d) Plan/spatial implications.

8.18 Streetscape parameters. Basic streetscape parameters relate to the building

line and the site frontage. The building line provides the required definition
and sense of regularity to the street. The continuity of building lines and
frontages helps spatial enclosure and definition and affects the ease of
navigation within the area. This does not preclude the possibility of setting
back the ground floor when this creates the potential of additional public
urban space that may be enjoyed by the public at large, in strategic
positions within the envisaged development.

8.19 With regard to site frontage, preference should be given to narrow frontage
buildings as opposed to long and monolithic façades. This enables a better
interaction with the human scale, by breaking down the façade into
manageable parts and also provides better vertical rhythm to the street
scene. In determining such site frontage, however, care must be taken so as
not to create façade widths that are too narrow and that result in constrained
sites that may end up being unmanageable in terms of providing adequate
natural light and ventilation within the internal spaces.

8.20 Other important streetscape parameters include:

 The design of active frontages: Buildings located along the public

routes should strive to have active frontages in order to provide a
pleasant, interesting and positive contribution to the different street
contexts wherein they are located, thus enriching the pedestrian
experience. Active frontages may be achieved through the careful
design and articulation of façades and the apertures contained therein.

 The design and treatment of corner buildings: Within the overall

scheme, corner buildings may offer significant opportunity in terms of
visual and architectural gain, since they are key determinants in
providing legibility to the entire area. Corner buildings become
opportunities to reinforce important visual cues that in turn aid visual
orientation within space. They may also offer scope for releasing
public space at important junctions, for instance through the
introduction of splays setback further from the building alignment. For
this reason they are important elements that should be designed having
greater regard to the surrounding urban context.

8.21 Energy-conscious design. Energy conservation measures, the use of

renewable sources of energy and resource management (particularly
opportunities for recycling and reuse) should be actively considered in the
formulation of the design, layout and materials of the proposed
development, in view of producing nearly zero-energy buildings (NZEB).
Design measures should first be targeted at prioritising the inclusion of
 passive measures in order to reduce the energy requirements of a
development, guided by the provisions in: ‘Technical Guidance Document
F – Conservation of Fuel, Energy and Natural Resources Minimum
Requirements on the Energy Performance of Buildings Regulations (SL
423.25; LN 238/2006) (MJCL, 2015)’. Measures may include, the regard to
the building fabric’s thermal mass and the possibilities to incorporate
thermal roof and wall insulation as well as green roofing technology,
maximisation of passive solar design and cross-ventilation, the
consideration of the building’s orientation and microclimate considerations.

8.22 Regard should also to be given to the use of renewable energy sources,
particularly given the potential roof space available within such a
development. These could include measures using solar energy and wind
power, as well as ground cooling systems, ground source heat pumps and
solar air-conditioning. An energy conscious design reduces the need to heat
and cool (with corresponding energy requirements) by ensuring a tight
building fabric designed to the highest standards, accompanied by
integrally-designed energy conservation and energy generation
interventions that allow for the production of green clean energy
renewables contributing to the 2020 NZEB target of the European Union
(European Commission, 2015f; 2015g).

8.23 Façade implications. A number of key buildings have the potential to be

exemplars of the highest architectural quality. This does not mean
introducing alien urban forms within the setting but involves a more holistic
understanding of design understood in terms of:

(a) Amenity: notably, safety/security, privacy and opportunities for

natural surveillance.

(b) Aperture design: in terms of positioning; orientation; rhythm and

organisation; and proportion and sizing.

(c) Architectural detailing: particularly with regard to the interface

between different materials and architectural systems.

(d) External appearance (architectural expression/language, visual

interest, innovation and creativity, appropriateness of architectural
ambition): The external design of the proposed development should
seek to provide visual interest, enriching the quality of the context
within which it is located. Such interest may be derived from both
volumetric/massing (articulation through projections and/or
setbacks) and elevation treatment (including architectural elements)
of the buildings. The side and/or back elevations of the proposed
development should also be studied carefully as they may be more
visible than the front elevation, particularly due to topographical
changes or varying building heights, that give rise to visual
implications in the medium-range.
 (e) Façade composition: including the holistic contribution of
architectural elements and features.

(f) Integral architectural design: specifically with regard to the

integration of services and systems/materials/elements in relation to
energy conservation and energy generation.

(g) Materials and colours: seeking a contemporary, innovative

interpretation of local traditional materials and building elements, so
as to add interest and variety to the townscape qualities of the
development area.

(h) Proportion (façade and apertures): with corresponding implications

for solid to void ratio.

(i) Rhythm: the arrangement and size of the different parts or elements
of a façade generally creating a sequential pattern along a given
streetscape.

(j) Services integration (to be carried out at the onset of the design
process): lack of proper attention to the design of building services
can be detrimental to roofscapes, the visual clutter therein resulting
in significant implications to both the urban skyline and the building
roofline. Building services should be designed integrally with the
rest of the building. Significant opportunity exists to locate services
underground as opposed to having them exposed on building
façades. Alternatively, they should be located internally within a
purpose built plant room or most conveniently located service
space. This may subsequently give rise to more innovative
architectural solutions in the way that the buildings are capped.

8.24 Plan/spatial implications. Proposed residential developments are to be

designed with high amenity and accommodation standards in mind. Issues
with regard to the lighting, acoustic and olfactory aspects of environmental
design should be considered at design stage and residential developments
should have an adequate plan depth (to allow natural light and ventilation)
and outlook (visual access).

9 Key Design Issues to be Considered within the RFP Stage

9.1 This section identifies key urban design considerations for White Rocks
Malta in the evaluation of RFP Proposals.

9.2 The consolidated design proposal should be a comprehensive development

working within a defined spatial vision and clear design objectives. Core
considerations include: (i) Context/landscape; (ii) Cohesive movement
strategy; and (iii) Creation of a sustainable community.

9.3 Context/landscape considerations. The degree to which the proposed

development seeks to respect and enrich its existing context/landscape by:
 (a) Contributing positively to the existing character of the area.

(b) Reinforcing the local distinctiveness of the surrounding area.

(c) Fitting seamlessly into the natural landscape setting (following the
existing topography), relating to the features that define such setting
and protecting any characteristic features worthy of retention. This also
implies that the development should be sensitive to the adjacent
‘natural’ area to the north (the undeveloped part of tract ‘G’ in Annex
IV, Figure 0-2, including the mixed garigue and rocky coast
communities (refer to EOI of June 2014 Annex 3) and not compromise
its integrity and ecological importance in any way. This area is a
valuable asset for public access and enjoyment, contributing to the
area’s distinctiveness. For this reason no development should be
permitted in this zone but the latter could be included within a broader
trail/park.

(d) Providing suitable interfaces between the public and private spaces.

9.4 Cohesive movement strategy. The degree to which the proposed

development:

(a) Is accessible to all;

(b) Provides for adequate movement routes around and through the site;

(c) Integrate footpaths, cycle routes, street and roads into a well-connected,
permeable network of routes that encourages green modes of travel and
facilitates access to public transport; and

(d) Defines parking areas that are user friendly, safe and convenient to use
and that fit seamlessly within the overall movement strategy and
possible interchange between different transport modes, so as to
encourage a modal shift in favour of more sustainable means of travel.

Energy considerations. The degree to which the proposed development is a

responsible, green design based on key sustainable objectives and working
across all scales (macro, meso, micro), in terms of:

(a) The creation of a sustainable community and a closed-loop energy

system, particularly in terms of waste and water supply and
management (macro);

(b) Energy production for a self-sufficient development that does not

create an additional load on existing energy requirements (macro);

(c) Microclimate – namely, daylight penetration, sunlight and glare

implications, prevailing wind and wind-flow considerations (meso),
building orientation (meso/micro) and maximisation of natural
ventilation for summer cooling (meso/micro); and
 (d) The integration of energy conservation measures and passive building
design (reduction of excessive heat gains and losses – summer and
winter respectively) (micro), aperture orientation, proportion and
glazing typology (micro), integrally-designed energy-saving (such as
roof and wall insulation, shading devices) and energy-generation
measures (such as photovoltaic panels) (micro).

9.5 Mixed-use development potential and the potential for public space
provision. The degree to which the proposed development integrates
different land uses seamlessly in order to:

(a) Create a mixed community in social and demographic terms.

(b) Contribute to long-term economic sustainability of the entire area.

(c) Achieve wider planning gain in the form of public open space and
amenities, such as gardens, recreational areas and sport facilities.
Where possible, new public spaces should be generated through the
proposed development that are accessible and linked to other spaces,
and that may increase the amenity of the surrounding neighbourhood.
The built profile should offer adequate spatial enclosure and define
these urban spaces in a positive manner. In particular, active frontages
should front the spaces in order to increase their safety and vitality.

9.6 Height considerations. In terms of height, it appears that a low-lying

development following the existing terrain works best, although different
density options are possible depending on the terraced or detached nature of
the chosen built forms. Great care should be taken with regard to medium-
rise proposals due to the inevitable visual impact that this would generate.
Preference will be given to low lying structures.

9.7 Coverage consideration. Although the initial examination of the EOI

proposals indicate an optimal White Rocks Malta site coverage of 20% to
25%, the PU is of the opinion that the White Rocks Malta site coverage in
terms of development should be in the region of (and not exceeding) 30%.
This 30% site coverage limitation is justified due to the rigorous
environmental parameters being imposed on the White Rocks Malta
project. Furthermore, this coverage provides a substantial area to
accommodate a sustainable comprehensive development.