Issue link: https://maltatoday.uberflip.com/i/1471907
NEWS 7 maltatoday | WEDNESDAY • 29 JUNE 2022 JAMES DEBONO THE development of 119 flats on a site at Zonqor included in development boundaries in the infamous rationalisa- tion carried out in 2006 will "drastically alter the Marsaskala skyline," according to the Planning Authority's own advi- sory panel on design issues. The Design Advisory Committee (DAC) chaired by academic and archi- tect Dr. David Mallia, reached this con- clusion after assessing photomontages and plans submitted by GAP Projects which is proposing the development. To lessen the visual impact, the DAC has called on the developers to "revis- it the proposal" by reducing its height. The parameters for the new develop- ment were already approved in a zon- ing application approved in December 2018 and granted ministerial endorse- ment in January 2021. The zoning application covered a larger area (8,000sq.m) than that con- templated in the current application (5,000s.qm). This means that the visual impact is set to increase further if and when an application is submitted on the remaining area on which the PA has already approved a building height of five floors. Development on land on rationalisa- tion sites like the one in Zonqor is not automatic and requires the prior ap- proval of a Planning Control applica- tion setting building heights and road alignments. A recent court sentence which con- firmed the legality of the rationalisa- tion process carried out in 2006, also concluded that releasing a zone for development does not automatically imply any request for development on it would necessarily be approved, espe- cially when the area involved is agricul- tural land and archaeological sites. In fact such a zoning application cov- ering the entire 8,000 sq.m site was pre- sented by developer Charles Camilleri on behalf of various owners, in 2018. But while the DAC is now objecting to the height of the project proposed by GAP, in 2019 a case officer report for the zoning application had con- cluded that "the impact of 17.5m-de- velopments within the site subject of this application, would have minimum impact on long distance views when viewed from Triq il-Blajjiet and Zon- qor Point." This was attributed to the fact that rock-cutting on the site would have lowered road levels by 6m. But this claim is now contradicted by photomonatages which clearly show a marked impact on long distance views from Triq il-Blajjiet and Triq is-Salini. No photomontages were requested in the zoning application which now ties the hands of PA boards assessing the full development application. The zoning application was approved despite 53 objections by residents con- cerned by the uprooting of carob trees, the increase of traffic in the area, over- shadowing, excessive height and flood- ing and storm water issues. The full development application is still being assessed by the Planning Au- thority and has already attracted more than 50 objections, mostly lamenting the loss of trees and fauna and express- ing concerns on traffic and flooding. The Marsaskala local council is also calling for an Environment Impact As- sessment and Traffic Impact Studies and has described the claim made in the application that there are no trees and rubble walls on the site as false. It also noted that since the develop- ment is in the immediate vicinity of another plot of land – which was also included in the rationalisation carried out in 2006 – and called for a culvert system which is wide enough to cater for both developments. It was only on Monday following re- peated requests by MaltaToday that the photomontages of the project pre- sented more than a month ago were published on the PA's public informa- tion system. A PA spokesperson explained that it could only publish the document after a "GDPR compliant copy of the same document" was uploaded. Zonqor apartments will drastically alter Marsaskala skyline In 2019 case officer had claimed development would have 'minimum impact' on long distance views before PA approved zoning application establishing height of development proposed in latest application TIMELINE 2006 8,000 sq.m plot of ODZ land at Zonqor added to development zones 2018 Zoning application presented setting building heights and road network for future de-velopment of the site. 2019 Case officer concludes that project has "minimum impact on long distance views." 2019 Zoning application approved by PA. 2021 Zoning application granted minister's approval. 2022 Application presented on 5,000sq.m site by GAP Projects. 2022 Design Advisory Committee advises lowering of heights in view of photomontages showing massive impact on skyline. Existing view from Triq il-Blajjiet (top) and photomontage (above) showing view with proposed project Existing view from Triq il-Salini (top) and photomontage (above) showing view with proposed project