Issue link: https://maltatoday.uberflip.com/i/1021976
4 maltatoday | SUNDAY • 2 SEPTEMBER 2018 NEWS JAMES DEBONO AN area of the Balluta valley that was retained in development zones in the 2006 local plan, is now threatened by residential development right inside the agricultural land behind the Le Meridien car park. A zoning application pre- sented by the owners of the site is requesting that a new 10m- wide road links Sqaq Ciantar to Birkirkara hill, for a 17.5m-high residential development along the new road. This part of Balluta valley was included in development zones in the Temporary Provision Scheme of 1998 but was zoned as a 'public open space'. Then in 2006, the North West Local Plan referred to the "ambi- guity" and "uncertainty" created by this designation, and called on the Planning Authority to draft a development brief for the area to provide detailed guidance "on permissible land uses, den- sity and layout of development, building heights, vehicular and pedestrian route layout, protec- tion of areas of environmental value and open space provision." But no such plan was present- ed in subsequent years and the landowners have now presented their own plans for the zoning of the area. A part of the site identi- fied in the zoning application is scheduled as an Area of Ecologi- cal Importance. The plans envis- age that this area should be "de- veloped as a public open space." Curiously, although this area is already protected from develop- ment due to its ecological impor- tance, the developers are using its dimensions to fulfill "floor area ratio" requirements in a bid to increase building heights in the zone proposed for residential development. The FAR mechanism allows developers to increase building heights over and above applica- ble height limits, if they provide more open space. The application has been pre- sented by Benny Camilleri, a director of Bajja Developments Limited, which owns the Meri- dien hotel. The application lists construction magnate Charles Polidano 'ic-Caqnu', and Mar- sovin owner Anthony Cassar as the other applicants. The application also specifies that the site has other owners. Meridien hoteliers want to build inside agricultural area near valley Meridien to rise to 14 storeys THE Planning Authority has approved two new floors on the Le Meridien hotel in Bal- luta Bay, which will see its rooms increase from 277 to 326. The PA's own heritage watchdog has warned that the proposed works pose a "high risk" to the stately Villa Cassar Torregiani due to ve- hicles, cranes and other ma- chinery entering and exiting the site. In view of this "high risk of civil damage", the Herit- age Protection Unit recom- mended a €100,000 bank guaranteed which has been included in the permit con- ditions. The developers also presented a work method statement aimed at minimis- ing risks to the villa. The for- feiture of the bank guarantee does not preclude the Au- thority from taking further action if the conditions are not adhered to. The method statement out- lines a number of measures to ensure appropriate pro- tection of Villa Cassar Tor- regiani during the works. These measures include the hoarding off of part of the villa's outer walls so as to avoid the passage of any workmen or machinery in its close proximity. Meanwhile the terrace linking the hotel and the villa will be an off- limits area during works to ensure that no construction or machinery will be placed in this area. The development will re- sult in a shortfall of 54 park- ing spaces, for which the developers will be making a €113,207 contribution to the PA's Commuted Parking Payment Scheme. The proposed height was deemed compatible with the surrounding develop- ment and urban fabric, "us- ing similar architectural features and similar propor- tions along the whole length of the façade" according to case officer. The report confirms that the height of the hotel from the St Julian's ramp will rise to 51m – nine metres than what is permitted by the policies regulating hotel heights. However, the de- velopment was deemed ac- ceptable as the height from the hotel's main entrance is less than the 42m allowed by policy. More development threatens Balluta valley The orange part of the diagram is scheduled for development Although the area is already protected from development due to its ecological importance, the developers want to increase building heights in the zone proposed for residential development