Issue link: https://maltatoday.uberflip.com/i/1483500
10 maltatoday | SUNDAY • 6 NOVEMBER 2022 NEWS JAMES DEBONO PLANS by mega-developer Jo- seph Portelli's Excel Limited to demolish a terraced house in Ta' Xbiex's housing estate and re- place it with a five-storey block for five apartments, are being opposed by the Superintendence for Cultural Heritage (SCH). The watchdog said that the ar- chitectural fabric of the entire neighbourhood merits protec- tion un-der the Cultural Herit- age Act, and that the Triq il-Ko- sbor house is part of a similarly designed series of 1970s houses separated by a green space from the housing estate. "These hous- es have a degree of architectural value which is enhanced when they are considered as a group of buildings," the SCH told the Planning Authority. The SCH said the houses and apartment blocks were built in a style which represents a "clear and coherent vision of urban design" that have architectural value. Significantly the Superintend- ence drew attention to Article 2 of the Cultural Heritage Act, which defines cultural herit- age as "landscapes" as well as "groups of buildings". The Superintendence noted with concern that demolition replacement by an apartment block would "destroy this ar- chitectural vision and urban de- sign, with a very negative impact on the built environment". The Superintendence also drew attention to the Planning Authority's landmark refusal in 2021 of a similar application in the same neighbourhood. The development was refused because of its significant im- pact on the context of the area in gen-eral, in terms of addi- tional massing and volumes, disrupting the existing rhythm and external ap-pearance of the streetscape, going against the contextual approach of the De- velopment Control Design Pol- icy. But following an appeal, the decision was revoked by the Environmental and Planning Tribunal which ordered the PA to rehear the case, because of a prior approval of a similar per- mit, just 20m away from the de- velopment. The Superintendence is also objecting to another applica- tion proposed by JJ Holdings presented in 2021 which is still being considered by the Plan- ning Authority within the same street. JAMES DEBONO OBJECTORS to Joseph Portelli's mega-development of the for- mer Dolphin Centre in Balzan say two iconic, mature Ficus trees by the roadside pavement will not survive the building's re- development. In an appeal filed by architect Joanne Spiteri Staines on be- half of NGOs Din l-Art Ħelwa, Flimkien Għall-Ambjent Aħjar, the local council and residents, it was said the existence of the trees was not even considered in plans for the project. The Planning Authority ap- proved the 88-unit complex, gym and nine shops instead of the abandoned Dolphin Cen- tre in Balzan in September. The five-storey project was proposed by Portelli's partner, Clifton Attard, with the sale of the apartments starting online even before the planning appli- cation was even presented. The appellants now say the basement of the project will be excavated right up and beyond the pavement line, and this will result in "the destruction of half of the tree's roots". Furthermore, the overly- ing floors will extend right up to the pavement resulting in the destruction of "half of the branches of the trees", while taking away 154sq.m of foliage. The trees' roots are presently not impacted by the existing building, whose basement is set back by 10m from the pave- ment. The objectors fear that the development will ultimate- ly result in the "felling of the trees." The two large and robust trees stretch from the façade of the Dolphin Centre, across the entire width of Triq il-Kbira and have a diameter of 18m. The local council and NGOs said in their appeal that the En- vironment and Resources Au- thority was not even consulted on the impact of the project on the tree. Also absent was any ref- erence to the existence of a historical wall and nym- phaeum, which formed part of the grounds of the orig- inal Villa Birbal – illegally demolished in 1987. Draw- ings of the existing building submitted by the applicant do not even refer to the existence of these structures. Also omitted from plans is the presence of a large well, also part of the gardens of the for- mer Villa Birbal. The objectors described the project as an exercise in "fit- ting as many residential units as possible" in a sensitive area next to Balzan's Urban Con- servation Area, and questioned whether the project is in line with various planning poli- cies including those regulating heights. Balzan development will destroy trees, well and nymphaeum – council Ta' Xbiex houses have heritage value – Superintendence 1970s Ta' Xbiex neighbourhood under eye of Portelli development machine, Cultural Heritage Law invoked Joseph Portelli, the Gozitan mega- developer and Hamrun FC president. His companies have a host of projects affecting the UCAs of Maltese towns