Issue link: https://maltatoday.uberflip.com/i/1496177
14 maltatoday | SUNDAY • 2 APRIL 2023 NEWS JAMES DEBONO THE Superintendence of Cul- tural Heritage has objected to an eight-storey old people's home just 12 metres off the 300-year- old, scheduled Mitħna Ta' Ga- nu, near Ġnien tal-Kmand, also scheduled at Grade 1. The proposed development is being earmarked on a plot occu- pied by a three-storey showroom on Naxxar Road, with apartments on Triq il-Bwieraq. The Superintendence described the scale of the proposed devel- opment, adjacent to the Grade 1 windmill, as "objectionable" as this will "impact on the setting of the windmill as well as the limited views the same windmill enjoys along Triq in-Naxxar." The Superintendence called for reduced heights that can respect the height and proportions of the scheduled windmill. Moreover, any revised proposal is to be sup- ported by visuals and photomon- tages, indicating the proposed development in relation to the windmill. The Gabriel Caruana Founda- tion, which since its inception has managed the mill as a contempo- rary art, cultural and crafts centre, also recently objected to the de- velopment, describing the mill as "a unique site in Malta" both due to its physical characteristics and contribution to the urban fabric of Birkirkara. The windmill has now become synonymous with the cel- ebration and continuation of the legacy of Gabriel Caruana, one of the pioneers of modern and con- temporary art in Malta. The development by Bonnici Textiles foresees the demolition of the existing building and the excavation of four basement levels in short proximity to the historical windmill. But the local plan limits devel- opments to three floors and one semi-basement in this area of Birkirkara, a maximum height of 16.3m, inclusive of penthouse lev- el, according to the 2015 develop- ment guidelines rules. The developers want to fit six storeys within this heigh limit, to correspond to an adjacent devel- opment on the Domal showroom, currently rising at four floors and a receded level as approved in 2018. However, the developers want a full extra floor and receded top floor, citing the 2017 policy that allows old people's homes to add two floors over and above local plan height limits. In this way sev- en full floors and a receded top floor are being proposed on a site where other developments are limited to five floors and a receded floor. The development includes a separate commercial showroom fronting Triq in-Naxxar. Eight-storey nursing home threatens Birkirkara windmill Eurospin supermarket at Marsa junction set for approval Cultural heritage watchdog demands reduced heights for nursing home just 12 metres off 300-year-old Birkirkara landmark A supermarket operated by Italian low- cost supermarket giant Eurospin along the Aldo Moro Road in Marsa is being recom- mended for approval by the Planning Di- rectorate. The 1,399sq.m supermarket is set to re- place the Salv Bezzina & Sons yard in Mar- sa which is zoned in the local plan for the development of 'showrooms and offices'. But although the local plan does not spe- cifically refer to the development of super- markets in this area, the case officer assess- ing the development in terms of existing policies has concluded that the "introduc- tion of a supermarket in areas outlined for commercial uses is an accepted concept". A company brochure from 2019 set a tar- get of 12 stores across Malta, pitting Eu- rospin as a direct competitor to Lidl in a crowded field of supermarket groups. The Marsa project would be the chain's first store. The application was assessed according to the 'Interim Retail Planning Guidance', issued in 2004 which states that all large supermarkets should be subject to a retail impact assessment. However, this assess- ment "was considered futile considering the site location and the zoning of the ar- ea". In a bid to reduce car use the PA's retail policy also states that supermarkets should be "preferably located in or on the edge of town centres". But in this case the intro- duction of a supermarket was considered "acceptable" in view of the commercial zoning of the area and its present use for industrial and storage purposes. A project development statement (PDS) submitted to the Environment Resources Authority in 2020 does not exclude fur- ther development on the site, stating that the project is "leaving potential for other commercial use in the future". The supermarket would replace the industrial complex with a groundfloor parking area for 150 cars and an overlying supermarket. By keeping 45% of the site undeveloped and limiting heights to 11m instead of the maximum 22-29m allowed, the proponents are promising "large open spaces and aesthetically pleasing materials and design" which will benefit the area, at present enclosed by high walls and struc- tures. The supermarket's access point would be from Aldo Moro Road, while a secondary access point linked to Triq il-Labour, will be used solely for scheduled delivery of merchandise. Issues related to the impact on the new road network, un/loading fa- cilities and access and manoeuvring were assessed in a Traffic Impact Assessment, leading Transport Malta to issue its clear- ance for the project. A final decision on this development will be taken by the Planning Authority on 11 May. Reporting by James Debono jdebono@mediatoday.com.mt The site of the Bezzina shipyard in Marsa is zoned for the development of offices and showrooms, which have different impacts on traffic flows in the busy area from supermarkets. Mithna Ta' Ganu, near Gnien tal-Kmand, also scheduled at Grade 1, in Triq in-Naxxar, Birkirkara