Issue link: https://maltatoday.uberflip.com/i/1533191
4 NEWS 4 JAMES DEBONO jdebono@mediatoday.com.mt maltatoday | WEDNESDAY • 12 MARCH 2025 8"; Uv@ 0a]qpUa_m U^UpMK Um maqlIU_SRal @ lM]U@H]M @_K MxiMlUM_IMK$RRUIM]M@_Mla_@ Rq]]ûpU^MH@mUmê qpUMm U_I]qKM KqmpU_Së v@Iqq^U_Së ^aiiU_Së @_KSM_Ml@]I]M@_U_Sê 2TM I@_KUK@pM _MMKm pa HM @ T@lKwal\MlëT@vM@ppM_pUa_pa KMp@U]ë HM lM]U@H]Më @HU]Upypa wal\^al_U_Smê 2a @ii]y mM_K @_ M^@U] paì TlĕKUv@^pêIa^ Balzan's Dolphin Centre: Zoning permit increases 'risk' to iconic trees THE future of two iconic ficus trees near the Dolphin Complex in Balzan is at risk, a case officer has warned. The cautionary is included in the case officer's report on a zoning application filed by the owners of the Dolphin Com- plex. The Planning Authority's Development Management Directorate is recommending the approval of the zoning ap- plication. The application foresees the creation of an eight-metre- wide public pedestrian foot- path connecting Triq il-Kbira with Triq Wied Ħal Balzan, cutting across the Dolphin Complex. But apart from cre- ating this new passage, the proposal also includes a "slight realignment" of the building line on the southern part of the site fronting Triq il-Kbira. According to the case of- ficer, this "slight change" in alignment will shift the de- velopment frontage closer to the public pavement. This will pose "a significant risk to two large mature trees just outside the site". Surprisingly, this change went unnoticed by the Envi- ronment and Resources Au- thority, which issued its clear- ance for the zoning application without even mentioning the fate of the two large trees. The trees host roosting birds whose calls define the area. While noting that ERA has is- sued its clearance for the zon- ing application, the case officer is now recommending a condi- tion "to ensure that these trees are protected or suitably re- placed if absolutely necessary". The proposed condition states that "the existing trees just outside the site on Triq il-Kbira should be protected," but "if either of these two trees is damaged during the imple- mentation of any development permission," they "shall be re- placed by other trees as indi- cated by the Environment and Resources Authority." The condition does not stipu- late that the replacement trees should be of the same size and age. Neither does it specifical- ly state that these should be grown in the same place. The two large and robust trees extend from the façade of the Dolphin Centre across the entire width of Triq il-Kbira, with a diameter of 18 metres. The Ficus microcarpa tree is legally protected when located in urban public open spaces, unless it is "causing any dam- age or adverse effects" to the surrounding environment. The new passageway and change in building alignment was proposed by CF Homes, a company partly owned by developer Joseph Portelli, in a zoning application submitted last year after the Environment and Planning Tribunal revoked a permit issued in 2022 for a massive development on the 4,000sq.m site, located at the junction of Triq il-Kbira and Triq Wied Ħal Balzan, just out- side Balzan's Urban Conserva- tion Area (UCA). The permit for an 88-apart- ment complex, gym, and retail shops was revoked by the En- vironment and Planning Re- view Tribunal in 2023 as it was deemed to be in breach of var- ious planning policies. Subse- quently, the developers applied to develop the new eight-metre pedestrian pathway. This public passage will pri- marily serve pedestrians, with access restricted by removable bollards to allow only emer- gency and service vehicles. As proposed, the new road will traverse the site, increas- ing the physical separation between the developable foot- print and the adjacent residen- tial priority area to the north of the site. The case officer contends that the new passage will contrib- ute to better-designed facades, thus "eliminating the risk of high blank party walls." The application also foresees the relocation and integration of an existing fountain within this new public area. A final decision on the zoning appli- cation is due on 1 April, with the executive council on which ERA is represented, still in time to introduce more strin- gent conditions to ensure the survival of the two monumen- tal trees. The fate of the trees The fate of the trees was com- pletely ignored in a previous permits issued by the Planning Authority on the site. Neither was the issue ever raised by the Environment and Resources Authority. In fact, when revoking the original permit in 2023, the Environment and Planning Re- view Tribunal (EPRT) noted that "it is clear that the execu- tion of the permit would have necessitated the cutting off of a substantial part of the mature trees since these extend on the site in question." The EPRT even reprimanded the developers for failing to re- fer to the two trees in the plans they submitted and for claim- ing that their project would not result in the uprooting of any tree. In its conclusions, the EPRT ordered the developers to pres- ent new plans and reword the application form to indicate the presence of the two large trees. However, it stopped short of calling on them to exclude any negative impact on the trees, limiting itself to asking them to "explore the possibility of an amended design to ensure that the trees are not impacted in a significant way." Subsequently, the developers submitted a zoning applica- tion to create the new pedes- trian passage, which includes a change in the building align- ment that will bring develop- ment even closer to the two fi- cus trees, possibly causing their demise. The two ficus trees near the Dolphin Complex (above) are at risk because a zoning application filed by the developers includes a "slight realignment" of the building line on the southern part of the site fronting Triq il- Kbira, which would shift the development frontage closer to the public pavement (Photo: James Bianchi/ MaltaToday)