Issue link: https://maltatoday.uberflip.com/i/1532664
10 maltatoday | SUNDAY • 23 FEBRUARY 2025 NEWS JAMES DEBONO jdebono@mediatoday.com.mt 'Interesting' roof garden on top of St Julian's development slated for refusal over zoning issues A three-storey commercial de- velopment with a rooftop gar- den near the Regional Road tunnels has been described as "an interesting concept" by the case officer. However, it is still recommended for refusal due to the inclusion of a language school and iGaming academy, considered incompatible with the site's designation as a public open space. The area is zoned for sports-re- lated developments. The plot, which has been left in its natural state, features a rock surface rising up to seven metres above the surrounding streets and is covered by trees and shrubs. However, it is currently inaccessible. The proposed development in- cludes a health centre with a gym, a sports shop, a yoga studio, and a spa on the ground floor. The first floor would house a language school, a multi-purpose hall, and office space, while the second floor would accommodate an iG- aming software academy. A pub- lic garden and kiosk are proposed for the roof. The development is also de- signed to be directly linked to Ta' Giorni via a suspended pe- destrian bridge connecting Triq Henry Calleja and Triq Birkir- kara. The plot is designated as a green area in the local plan, which precludes development, resulting in the loss of public open spaces. However, the local plan does allow development if it is considered complementary to public open space. The case of- ficer has argued that the project could be acceptable, as the entire rooftop would be accessible as a public garden, with entry points from the southern and northern parts of the site via a staircase, lift, and pedestrian bridge from Triq Charles Sciberras. Furthermore, the case officer noted that, in its current state, the site is unlikely to be used as a public open space due to safety concerns and pollution from its proximity to the regional road and surrounding streets. The proposed rooftop garden, with adequate vegetation, is seen as a feasible solution, acting as a screen against pollution. The case officer concluded that the three-storey structure, with a public garden on top, would blend better with the surround- ing context, which includes a petrol station directly opposite. It is also seen as more likely to be used by the public compared to the existing "leftover space with limited accessibility at street lev- el and overshadowing from the Regional Road." According to the project de- scription statement, the devel- opers contend that, since the site is privately owned, it will not be developed into a public gar- den unless a mutually beneficial arrangement is reached. They also highlighted the impracti- cality of accessing the site in its current state due to the existing rock levels. They argue that the proposed development would create 1,600sq.m of public open space while providing a vertical link between Triq Henry Calleja, Triq Birkirkara, and Ta' Giorni via the pedestrian bridge. The St Julian's Local Council initially objected to the propos- al but later revised its position, supporting the latest plans. The council considers the rooftop public space a gain for the com- munity and views the pedestrian link to Ta' Giorni as an asset for improving accessibility in this congested area. Despite recognising the con- cept of a fully accessible public open space on the rooftop, the Planning Authority's Develop- ment Management Directorate is recommending refusal. The main reason cited is that the pro- posed language school, games hall, and iGaming academy do not align with the local plan, which permits only sports-re- lated or ancillary uses for public open spaces. Additionally, the case officer noted the lack of a Visual Impact Assessment, which had been re- quested during the application process to assess the building's height in relation to the sur- rounding context and morphol- ogy. The Planning Authority is set to decide on the proposal on 27 February. The development is being proposed by Jodie Camill- eri, a shareholder in Charles Camilleri's Camland Limited.