Issue link: https://maltatoday.uberflip.com/i/1478174
NEWS 7 maltatoday | WEDNESDAY • 7 SEPTEMBER 2022 JAMES DEBONO THE Planning Authority has ap- proved an 88-unit complex, gym and 2,408sq.m of retail shops in- stead of the abandoned Dolphin Centre in Balzan The project was proposed by Clifton Attard, a business part- ner of construction magnate Jo- seph Portelli. The project will include nine shops at ground floor level, four floors of residences, and an over- lying receded floor level. The 'Park Lane' apartments were already being sold by Portelli before an application was even presented. A second application for three more shops and 11 more apart- ments had been presented by the same developer on a neigh- bouring site previously owned by former minister John Dalli. The application is still pending assessment. The practice of splitting appli- cation to avoid comprehensive studies was denounced by ar- chitect and former infrastruc- ture minister Jesmond Mugliett in the meeting. Mugliett was representing a number of con- cerned residents. He noted that photomontages and plans relat- ed to the redevelopment of the Dolphin centre do not include a pending application by the same owners on the site of the former house which used to belong to John Dalli. This, according to Mugliett, vitiated the approval of the pro- ject. "For example, the building of the garden within the town- house would have an impact on storm water plans." He warned that this fragmen- tation for the project, vitiates studies on traffic impact, visual impact and flooding. He also questioned the traffic studies based on a permit for the redevelopment of the site issued a few years ago which was never implemented, ignoring the fact that the building has been dis- used for a long time. Planning Commission chair- person Stephania Baldachino agreed with Mugliett's argument that applications should not be split in different applications, adding that she only became aware of this recently. She still voted in favour. Project architect Maria Schem- bri Grima objected to the men- tion of John Dalli's name by Mugliett and denied any foul play, insisting that the developer simply bought the site at a later stage and was smaller than the original site. Maria Schembri Grima who also serves as Chairperson of the state appointed 'Building In- dustry Council', explained that following the last meeting, they had presented a storm water management report which has been cleared by the CPD as well as some minor changes to plans. She also claimed that the pro- ject will create a green area in the middle of the block. This green area will have a soil level of just one meter above a base- ment level. Chairperson Stephania Baldac- chino said that the developers have satisfied all the require- ments made by the board. At a point in the meeting, resi- dents were also told by the board chairperson that they should have objected to the zoning of the area back in 2006 when the local plan was issued. Architect Tara Cassar rebutted saying that Annex 2 of the devel- opment guidelines issued in 2015 went beyond the local plans and ignoring other policies protecting historical neighbourhoods. But architect Joanna Spiteri Stains insisted that the project is in breach of the local plan which identifies the area for three sto- rey development and that the development has one floor more then allowed. Moreover, the development abuts on the urban conservation area and should respect the pre- dominant height of the area. She also claimed that the project was in breach of a policy limiting de- velopment to a depth of 30 me- ters. In this case the 'basement' level is being proposed beyond this legal limit. A resident highlighted the presence of a well which is not documented in the plans for the development. Astrid Vella questioned the case officer's interpretation of policies warning that by approv- ing the project the board is prej- udicing the rights of neighbour- ing properties by limiting their development rights, describ- ing the project as a violation of property rights with regards to the setback from neighbouring properties. Architect Toni Bezzina raised the issue of existing mature trees along the pavement of the de- velopment, insisting that these trees should be protected during development works and not ig- nored. Balzan mayor Angelo Micallef also insisted on the protection of the centenarian trees which are beyond the boundaries of the project, but may still be im- pacted by the works. Micallef expressed his concern that the project will aggravate the popu- lation density in the locality. Astrid Vella noted that not enough space is being left for the roots of the massive tree next to the development. She also de- nounced the salami slicing of the application by splitting it in dif- ferent applications, warning that this may well be a way to avoid making an Environment Impact Assessment. Vella warned that Flimkien Ghall-Ambjent Ahjar could be taking this case to European courts. Another issue raised by Bezzi- na and Micallef is the shortfall in parking provided by the pro- ject. The project will require 153 parking spaces, 16 more parking spaces then the 137 provided. But the case officer argued that no parking shortfall will be cre- ated because an office project approved in 2015 which was never actually built back already resulted in a shortfall of 38 cars. Maria Schembri Grima re- butted insisting that calculations on parking are always made on the basis of existing permits. PA approves Joseph Portelli's massive 88 apartment development in Balzan Former infrastructure minister and architect Jesmond Mugliett, representing concerned residents, warns that splitting application in two, following the presentation of separate applications on a neighbouring townhouse previously owned by John Dalli, has vitiated whole process