Issue link: https://maltatoday.uberflip.com/i/1532058
JAMES DEBONO jdebono@mediatoday.com.mt JAMES DEBONO jdebono@mediatoday.com.mt 11 NEWS maltatoday | SUNDAY • 2 FEBRUARY 2025 AN application to develop a large sports complex with retail and hotel facilities on agricultural land in Ta' Qali, which was slat- ed for refusal, was removed from the Planning Board's agenda last Thursday, just one day before the scheduled meeting. A Planning Authority spokes- person told MaltaToday that the application was removed from the meeting's agenda "after new plans reducing the development con- siderably were submitted to the Authority." The new plans will be assessed by the Development Management Directorate, which means that a new case officer report will be pre- sented. The PA's Executive Chairperson is legally empowered to withdraw any application from the board's agenda if further assessment is required, as stipulated in a legal notice issued in 2016. No new plans have been pub- lished on the authority's public information system yet, but they are expected to be released in the coming days. Aborted Proposal The proposed large-scale sports complex at the former Flower Power site in Ta' Qali was set for rejection because of extensive commercial and hospitality facili- ties that breached existing policies. The proposal, spearheaded by Michael Spiteri on behalf of Med- iterranean Flower Products Lim- ited, sought to transform the site into a multi-purpose sports resort. The proposed development in- cluded sports facilities, such as a full-size and a half-size rugby pitch, two full-size football pitch- es and a half-size one, six outdoor tennis courts, four paddle courts, a sprint track, a sports hotel, and a commercial complex with retail outlets, restaurants, and a garden centre. The proposed project featured 16,036sq.m of built structures, including 4,000sq.m of commer- cial development. These included a commercial complex with 16 sports-related retail outlets and a food court offering a wide range of cuisines, with a seating capac- ity of 280 persons. A sports hotel, built on three levels, was also pro- posed. The project also foresaw the development of an internal road network for the exclusive use of buggies. One of the primary objections raised by the case officer revolved around the proposal's failure to align with the Ta' Qali Action Plan. This policy document allows for the development of sports fa- cilities in the area but limits the amount of non-sport-related de- velopment on the site to 15% of the total gross floor area of the project. While the Ta' Qali Action Plan allows 6,700sq.m of commer- cial development, the developers proposed more than 30,000sq.m of hotel and retail development. Describing the idea of having a "fully equipped sports city" as an "interesting concept," the case of- ficer however concluded that in- cluding extensive commercial and hospitality facilities was in breach of existing policies. A planning application has been submitted to convert Palazzo Ato- cia, a dilapidated Grade 1 listed building in Ħamrun, which dates back to the time of the Order of Saint John, into a 16-room guest- house. The building, badly damaged in a fire 20 years ago and which re- ceived a direct hit during the in- surrection of the Maltese against the French, has remained in a ru- inous state for decades. The works proposed by new landowner Paul Vella include demolishing non-historic accre- tions, cleaning and restoring the external façade, repairing and re- constructing collapsed or danger- ous slabs, and constructing a four- floor annex in the existing yard. Throughout its history, the property has undergone several alterations and was subsequently divided into four distinct tene- ments. Significant architectural features within the property in- clude masonry arches, a barrel vault, double-skinned walls, and timber beams. The site also abuts a Grade 2 historical building. SCH does not object, but DLH concerned with additions While the Superintendence for Cultural Heritage (SCH) has not objected to the redevelopment, it insisted that any approved works must respect the historical signif- icance of the property and its sur- roundings. The site has already been in- spected by SCH officials, and their findings have confirmed the prop- erty's architectural and historical value. A spokesperson for the SCH confirmed that another inspec- tion is due to verify the presence of additional historical features within the property, which re- portedly include "shrapnel marks and a graffito of a board game on a tile." These features, if confirmed, are considered to have consider- able cultural heritage value, war- ranting preservation and appro- priate treatment. The SCH has acknowledged the relatively minimal impact of the proposed development on the building's historical fabric, noting that the rear extensions will be constructed using contemporary materials, ensuring the historical elements of the structure remain distinguishable. However, the SCH insisted that the proposed extension should not exceed the height of party walls bearing onto the property and should also partially preserve a yard to the rear. The SCH has expressed concern over the pro- posed demolition of staircases within the property. It has also requested a Restora- tion Method Statement detail- ing the proposed restoration and maintenance works for assess- ment. However, leading conservation- ist NGO Din l-Art Ħelwa has ob- jected to the proposed alterations and the development of the court- yard, arguing that these changes will severely impair the historical and architectural legibility of this Grade 1 scheduled property and significantly diminish its heritage value. They also pointed out that policies do not allow structural changes to Grade 1 listed build- ings, which enjoy the highest level of protection. Historical background The building, located at the cor- ner of Atocia Street and St Francis Street, incorporates addresses 9, 10, 11 (the palace), 12, 13, 14, and 15. In the past, these were joined together to form one large palace, originally surrounded by fields and open spaces. There are no coats of arms or in- scriptions on the palace, but it fea- tures a large main entrance with steps—an uncommon feature for a regular house. The building is said to be the town's oldest, dating back over 400 years. A large bal- cony with balustrades once pro- truded outward but has since been enclosed with a stone wall. During the French blockade of 1798–1800, one of the windows overlooking Atocia Street was hit by a bomb and damaged. It has remained in that state ever since. The Zahra brothers, including Mons. Franġisku Saverju Zahra, purchased the palace along with all its commodities, from Baron Carmelo Zammit Gauci on 30 October 1919, according to the notary acts of Salvatore Borg Ol- ivier. The Zammit Gauci family had inherited it from their father, Baron Filippo Zammit Gauci of Ħaż-Żebbuġ. In June 2002, members of the Civil Protection Department ex- tinguished a fire in the building, reportedly caused by candles lit by squatters. Since then, an applica- tion to convert the property into residential units and garages has been abandoned. The building was boarded up but has remained in a state of total ne- glect. Ta' Qali Sports Village application to be reconsidered following submission of late plans Guest house proposed in Hamrun's oldest building Visual of sports village as proposed in 2022 before it was recommended for refusal by case officer. New plans have now been submitted but are not yet available on the PA website Palazzo Atocia