Issue link: https://maltatoday.uberflip.com/i/1477075
6 maltatoday | WEDNESDAY • 24 AUGUST 2022 NEWS NEWS Developer seeks permit for residences instead of disused cow farm in Birgu JAMES DEBONO A new cul-de-sac is being pro- posed to make way for residen- tial development in a disused cow farm next to the entrance of De La Salle College in Birgu. The proposal by the developer of the site, known as Tal-Butar farm, was made in a zoning ap- plication requesting permission for the construction of residenc- es. The case officer is recommend- ing approval of the application, which will then have to be fol- lowed by a full permit applica- tion. The site, which has a floor area of around 3,400sq.m, is in Bir- gu's Urban Conservation Area. The developer is proposing buildings on 1,900sq.m, while 1,500sq.m of land will be re- tained as open space. The cul- de-sac as being proposed will be predominantly pedestrian ex- cept for access to emergency and refuse collection vehicles. An underground parking fa- cility will be comprehensively designed and constructed with a separate access from Triq Il-Kottonera. The case officer's recommen- dation is being made despite the absence of clear plans and photomontages of the proposed development, with the official saying that "the predominant height" of the new residential development will be determined during the assessment of a full development permission appli- cation for the construction of the eventual development on the same site. The Superintendence for Cul- tural Heritage had objected to the demolition of two residen- tial buildings dating back to the 1960s and had expressed con- cern on the density of the pro- posed development in this his- toric site. While noting the architect's statement that the existing hous- es date to the mid-20th century, the cultural heritage watchdog remained unfavourable to their demolition since these buildings are built to traditional propor- tions and in a traditional style. Moreover, current planning regulation include a presump- tion against the demolition of traditional structures within the UCA. But the case officer disagreed noting that the two buildings contain no particular architec- tural features which cannot be easily replicated in the design of the eventual development. The existing cornices can be easily dismantled and conserved so that they can be integrated into the design of the eventual devel- opment, the case offcier said. With regards to the proposed intensity of development, the Superintendence for Cultural Heritage drew attention to the cultural sensitivity of the area and reiterated its objection to the intensity of development as proposed, urging a revision and downscaling of the project. In recommending approval of the zoning application, the direc- torate acknowledged public con- cerns on the need for more public open spaces but insisted that the main issue at this stage is wheth- er the demolition of the two res- idential buildings is acceptable to make way for the proposed cul- de-sac, which would be providing more frontages for new dwellings along its perimeter. The case officer also welcomed the introduction of a green band and private open space sur- rounding the site with the aim of creating an "adequate buffer" with the fortification and an ad- equate transition within the Ur- ban Conservation Area. The site covered by this Plan- ning Control Application shall be subject to a comprehensive full development application eventually, which will include the site's development phasing plan. Phase 1 will be the opening and formation of the cul-de-sac. The maintenance and upkeep of the cul-de-sac shall be the re- sponsibility of the developer. The applicant is proposing the demolition of two house to be replaced with a cul-de-sac providing access to a new residential development next to the entrance of De La Salle College