Issue link: https://maltatoday.uberflip.com/i/1505544
8 maltatoday | SUNDAY • 13 AUGUST 2023 NEWS JAMES DEBONO THE scheduling of a row of Sliema townhouses on Triq Sacre Coeur has been thwarted by two developments approved between 2018-2020, which could pave the way for the demolition of an adja- cent, listed townhouse. The proposed apartment blocks, retaining simply the façade of the listed townhouses, were approved after the scheduling of the entire row fronting the narrow hill back in February 2018. Both blocks are yet to be built, with their con- struction delayed by amendments to the original permits. Now these permits are being used to justify the replacement of another listed townhouse, for an eight-storey block built by Excel Investments, the company part- owned by construction magnate Joseph Portelli and Ta' Dirjanu supermarket owner Mark Agius. The most notable precedent was created by the Planning Au- thority's appeals tribunal (EPRT), which had in May 2018 approved a similar seven-floor development by Karl Hyzler, on three adjacent townhouses only months after the scheduling of the buildings. After that appeal, the PA then approved an additional set-back floor on the same site. Again, in May 2018, another similar permit was issued to Alan Attard for an adjacent property, in the face of a negative recommen- dation from the case officer who argued that the internal demoli- tion of a scheduled building was in breach of policy. But the PA's planning commission overruled the recommendation, to approve the permit by citing the EPRT's precedent. And now the permit issued to Excel Investments will allow the developers to carry out the inter- nal demolition of the scheduled building and just retaining its fa- cade. The Superintendence for Cul- tural Heritage objected to the Excel development in May 2023, recalling preceding "strong objec- tions" to the other development applications. The Superintend- ence argued that these permits should have no bearing on Excel's proposal, which it wants assessed on its own merits, and urged the PA to give more weight to the "in- creasing awareness of the intrinsic value of scheduled structures" in its decision. It also said the total internal demolition of an existing Grade 2 property "remains objectionable from a cultural heritage point of view." Excel's application was recom- mended for refusal by the PA case officer because the Grade 2 dem- olition was also in breach of the Strategic Plan for Environment and Development, which suppos- edly safeguards cultural heritage and encourages restoration and conservation practices. But in June 2023, the PA's plan- ning commission – chaired by Stephania Baldacchino – post- poned its decision, requesting architect Maria Schembri Grima to submit a block plan showing similar "legal commitments" of projects with the same height in same area. The application's case officer was also asked to analyse this submission and indicate whether their reasons for refusal had been addressed or not, to submit con- ditions for the development to be approved. Subsequently, Excel presented a plan showing two al- ready approved adjacent develop- ments on the same street and an- other one overlooking Triq Santa Marija. Excel says it will rebuild the façade "according to the urban landscape", with a traditional bal- cony still being retained in its de- sign and a new door replacing a ground-floor window. Prevailing policies do not grant permission to demolish Grade 2 buildings and alterations to the in- terior are only allowed if "carried out sensitively and causing the least detriment to the character and architectural homogeneity of the building." Conservationists Din l-Art Ħel- wa have objected to the proposed development, noting that the proposed building does not suit the "character and distinctness of this traditional streetscape". DLĦ warned that the development will result in an inappropriate building height that is completely out of context with its current surround- ings. A final decision on Excel Limit- ed's application is expected on 25 August. JAMES DEBONO A company partly owned by Gozitan construction mogul Jo- seph Portelli is seeking the green light for a five-story, 43 apart- ment development on Mqabba farmland that was formerly out- side the development zones. The Tal-Matli site faces ODZ farmland between Mqabba and Kirkop, but was added for devel- opment in the 2006 extension of boundaries. The local plan limits develop- ment in this part of Mqabba to three floors and a semi-base- ment. But CF Developers want a five-story development that will reach 17.5 metres in height. The development covers only 1,000sq.m of the total 4,000sq.m site added to the building zones in 2006. The rest of the site is owned by the government and by one unknown owner, according to zoning documentation sub- mitted at the PA when it set the parameters for development on the site in 2019. Back then the Lands Authority had also issued its consent for residential development on the entire site. If this latest application is ap- proved, the new residential de- velopment will stand in between the ODZ boundary and undevel- oped farmland owned by the gov- ernment, which can be yet devel- oped in the future. CF Developers is owned by CF Estates, which includes Joseph Portelli among its shareholders. Moviment Graffitti is objecting to the development, describing it as being "wholly uncharacter- istic of the area." Graffitti is also insisting that development on this site should not rise higher than the three floors allowed in the local plan, especially in view of the impact of increased density on traffic and the infrastructure. The proposed development also lies near an area where fireworks are let off. Domino effect: Assault on Sliema street despite 2018 scheduling One permit leads to another: 2018 scheduling of Sacre Coeur's row of townhouses fails to stop onslaught of eight-storey development as Joseph Portelli company cites precedent of similar developments Portelli group seeks five-storey permit on Mqabba farmland The agricultural land was added to development zones in the 2006 extension