Issue link: https://maltatoday.uberflip.com/i/1534411
4 NEWS maltatoday | WEDNESDAY • 16 APRIL 2025 CONTINUED FROM PAGE 1 Instead, the zoning application presented by Xemxija Estates Limited – a company owned by Charles and Paul Polidano – proposes two passageways linking the two existing streets. These would pass on either side of an enlarged plot covering the entire undeveloped portion. In the application, this plot is now earmarked for a mix of com- mercial and residential devel- opments. In its objection, the council describes the proposed zoning as "savage intensification" of de- velopment in Xemxija, warning that the proposed development would drastically alter the char- acter of the area, undermining the idea of a quiet villa zone. The council referred to a par- allel application presented on the same site by the same com- pany for the development of seven underground parking lev- els, a ground floor and 11 floors above ground, resulting in a towering 19-floor residential complex that would dominate the area. The council also noted the lack of transparency in the applica- tion, which does not specify the number of flats being proposed. The council pointed out that this was a far cry from the origi- nal vision in the North West Lo- cal Plan (NWLP), which aimed to preserve the low-density villa character of the site. "The proposal seeks to intro- duce a high-density, high-rise complex in an area that was always intended for low-rise residential development," the council said. "This will destroy the existing residential charac- ter of Xemxija and undermine the local plan's vision for the area." Council concerned with traffic impact The council also raised con- cerns about the infrastructure impact, noting that the existing road network could not support the volume of traffic generated by the development's seven-sto- rey underground parking. The excavation required for the project – estimated at 30,000 cubic metres of material – would necessitate the remov- al of approximately 7,100 truck- loads of earth, raising concerns about logistics, environmental impact, and disruption to the surrounding area. Additionally, the council ex- pressed concern on the geolog- ical risk posed by excavations, particularly the potential desta- bilisation of the clay layer that supports surrounding villas. The council argued that the ex- cavation could cause movement in the underlying rock strata, affecting neighbouring proper- ties. The development would also require an extensive stormwa- ter catchment, further exacer- bating the geological risks. The council expressed concerns that the existing sewage and drinking water networks, de- signed for low-density villa de- velopment, would be incapable of supporting the scale of the proposed project. The coun- cil's objection was prepared by architect Mariello Spiteri. Council warns of pressure on public infrastructure