Issue link: https://maltatoday.uberflip.com/i/1490819
8 NEWS maltatoday | WEDNESDAY • 25 JANUARY 2023 JAMES DEBONO A landowner attempting to re- zone a 2,700sq.m plot of St Ju- lian's land from public open space, to allow residential and commercial development, is set to be rebuffed by the Planning Authority. Carmelo Borg's land was once earmarked for a 26-storey hotel in an application by the Tumas Group, which was later with- drawn. Borg now wants his land, des- ignated as a public open space by the local plan, rezoned. A final decision by the PA's Ex- ecutive Council is expected on 7 February, but the case officer has concluded that rezoning will be against existing policies and should be refused. The site is located besides the Mikiel Anton Vassalli Bridge, further uphill from the St Ju- lian's valley road that leads down to Spinola Bay, and is ac- cess from the road leading from the left-hand side of the Triq MA Vassalli tunnels (regional road). The zoning request is for 5,226sq.m of residential de- velopment, 3,048sq.m of retail development and 1,536q.m of office development, spread in- to two separate blocks, one of five storeys and another of nine storeys, with 500sq.m of public pedestrian area, three under- ground levels of parking, as well as an underground sports com- plex and pool. But the case officer made it clear that the PA can only con- sider "minor modifications" to the local plan, which is not the case in rezoning such a space into a commercial development, that would intensify density, loss of open spaces, and have an ad- verse visual impact all in breach of the Strategic Plan for the En- vironment and Development. Transport Malta had also ob- jected to the application in 2021 because this would prejudice fu- ture highway upgrading, which runs counter to North Harbour Local Plan policy NHTR 09, prohibiting development that adversely affects junction rede- sign requirements. St Julian's Regional Road tunnel nine- storey bid set for refusal Hal-Ghaxaq set to get picnic area Landowner wants to rezone Regional Road public open space for two blocks of nine storeys but PA set to refuse request JAMES DEBONO A proposal by the Għaxaq lo- cal council for the creation of a camping and picnic area which originally included a playing area and an adventure park in Taż-Żebbuġ, has been trimmed down to just a picnic area. The site consists of a large olive grove forming part of the valley system leading down to- wards Birżebbugia, which will not be impacted by the latest plans. The original proposal in- cluded a camping site that was however shot down by numer- ous objections from fireworks clubs in the locality. The En- vironment and Resources Au- thority had objected to the ex- cessive formalisation proposed in the original plans. A deci- sion will be taken following a public hearing on 2 March. A case officer has recommended approval. Objections were based on the presumed distance between the new facilities and the St Mary fireworks factory, but the case officer said the distance of 183 from the factory made the picnic area legally permissable. The factory, located in this ar- ea in 1984 specifically for its isolation, raised concerns that camping in the area would re- sult in increased activity in the environs. The picnic area will see a restoration of existing natural passageways and the cleaning of pathways from any rubbish, the restoration of damaged rubble walls and the construc- tion of new rubble walls deline- ating the site boundary. Other works include the cleaning of the existing water- course, which is currently hin- dered by excessive growth of unwanted vegetation, to ease water flow along the valley, and replace existing corroded met- al gates with timber ones. Amenities such as toilets and a tools' room, construct- ed in rubble stone in the shape of 'giren' (traditional hunting huts) will blend with the natu- ral surroundings. A traditional Maltese stone-cooker, a kenur, will also be made available for the general public for the cook- ing of food instead of the port- able barbecues. Originally, the Environment and Resources Authority had objected to the excessive for- malisation from the adventure park and playground facilities and a parking area which were not acceptable from an envi- ronmental standpoint. But af- ter plans were revised and after the proposal was limited to the creation of picnic area the pro- ject was given ERA's go-ahead. Original adventure park dropped after objections from fireworks factories and ERA, as project is now limited to picnic area with stone- cookers located away from olive grove