Issue link: https://maltatoday.uberflip.com/i/1161926
6 maltatoday | SUNDAY • 1 SEPTEMBER 2019 JAMES DEBONO A seven-storey home for the elderly could end up being developed instead of a former Moulin d'Or wedding hall in Lija-Balzan , in yet another case study on how developers are using piecemeal applica- tions to make incursions in urban conservation areas. The hall is situated between Triq Robert Mifsud Bonnici and Triq il-Barrieri, in an ar- ea characterised by low rise dwellings. Joe Xuereb Investments Ltd was originally granted a per- mit in 2014 for a four-storey home for the elderly, one of which receded, in a designed that blended well with the sur- rounding area. The case officer report rec- ommended approval because developers had "downscaled" their proposal to reduce im- pact on the residential amen- ity of the area. The development approved in 2014 consisted of 51 rooms catering for 98 residents. But in 2016, a new interme- diate floor with an additional seven rooms was approved, increasing the number of po- tential residents to 113. And in May 2019 the PA green0lit an- other 34 through an extension of the approved floors, and the 'sanctioning' of illegal excava- tion which had increased the site area by 481sq.m. Each application to increase the size of the home was pre- sented within months of the approval of the previous one. Moreover, each piecemeal change had the blessing of the Superintendence for Cultural Heritage, which simply noted that the proposed massing "should not negatively impact on the context of the Urban Conservation Area" and blank walls overlooking the Urban Conservation Area should not be permitted. As proposed in the latest application, the old people's home will include a ground floor, the intermediate floor approved in 2016, three full floors and a new receded floor. A policy approved in 2017 per- mits an additional two floors for old people's homes over and above height limitations in urban conservation areas. NEWS Animal Awareness Day – Ta' Qali Petting Farm The Strategic Communications Unit on behalf of the Parliamentary Secretariat for Agriculture, Fisheries and Animal Rights would like to invite food vendors to participate in this event which will be held at the Ta' Qali Petting Farm on Sunday 6 th October 2019 from 09:00 to 16:00. Those interested are to contact the Strategic Communications Unit on 22926202 or via e-mail infoscu.mesdc@gov.mt 13th of September 2019. JAMES DEBONO THE Environment and Re- sources Authority has called for a geo-technical study to assess the impact of excavations for a proposed residential develop- ment in Mensija on the Ghar Harruba cave, which is located on an adjacent property. Residents have also presented a study showing the extent of shading on a "mini forest" con- sisting of 30 old carob trees. The six-storey project is being proposed by developer Joseph Portelli, who is also building the 32-story Mercury Tower in Paceville. The 18-apartment block will have four levels and an additional two storeys for luxury penthouses. The building is just a short distance away from the pictur- esque Mensija chapel, and just one property away from the house of architect Ray Demi- coli, whose property could be affected by the shading of the building. Indeed Demicoli was originally the architect of the project. But he has now been replaced by a new architect. A carpark for 37 cars will be excavated on three levels below the street. Plans submitted by the devel- oper's architect indicated that no excavations will be carried out in the area immediately ad- jacent to the cave. But according to ERA, the ex- cavation works which are being proposed in close proximity to the edge of the doline – a de- pression or hole in the ground caused by some form of collapse of the surface layer – are still of "significant concern". The application has been sus- pended after the ERA asked the developer to conduct geo-tech- nical studies, but it can be reac- tivated any time. The large cave forms part of a more extensive circular cav- ity with relatively abrupt sides, which is found immediately adjacent to the site in ques- tion. "This well-developed geo- morphological feature, which is similar to other well-known examples such as Il-Maqluba, should be safeguarded against adverse impacts of nearby de- velopment," the ERA said. The owners of an adjacent property are also objecting to the development, warning that there are cracks in the cave found in the property, which could destabilise its roof. They have presented a study conducted by an architect on the shading created by the pro- posed development, saying the development will cast "long and continuous shadows" on what they described as a 'mini-forest' consisting of 30 carob trees, while expressing concern about the negative ecological impact. More than 300 objections have been presented against this de- velopment. The objectors also include the Archdiocese of Mal- ta which has expressed concerns over the potential damage to the chapel in Triq is-Santwarju. Mensija up in arms as Portelli project threatens cave and trees Portelli's Mensija project has residents up in arms: the shade falls directly onto the nearby houses, and residents claim it will endanger the Ghar Harrub cave Piecemeal strategy could turn Lija home into 7-storey building Four-storey home for the elderly. But the former wedding hall could now climb to seven storeys right in the heart of Lija TIMELINE December 2014 – PA approves old people's home over four levels instead of wedding hall December 2014 – Developers apply to construct new 'intermediate floor' April 2016 – PA approves new intermediate floor May 2016 – Developers apply to increase footprint, sanction illegal excavations and add 34 rooms May 2019 – PA approves extension of site and 34 new rooms June 2019 – Applicants submit application for two new floors