Issue link: https://maltatoday.uberflip.com/i/1539305
12 maltatoday | WEDNESDAY • 10 SEPTEMBER 2025 NEWS ERA issues clearance for 10 villas instead of ODZ mushroom farm THE Environment and Resourc- es Authority (ERA) has issued its clearance for the replacement of a disused mushroom farm locat- ed in the Tas-Salib rural hamlet in Rabat, to make way for a so- called "eco-community" consist- ing of 10 new villas built over two levels. ERA does not have the final say, but its recommendations carry weight in the Planning Authori- ty's decision-making process. The case raises a recurring plan- ning dilemma, especially when a proposed landscaped residential development is intended to re- place derelict agricultural struc- tures, yet still introduces residen- tial use in a rural area. In this instance, ten villas are being proposed in place of the Chadwick mushroom farm, which is situated on a 4,000 sqm plot of land in the Tas-Salib area of Rabat. Although the area lies out- side development zones (ODZ), it forms part of a rural hamlet where new dwellings may be per- mitted on infill sites between ex- isting dwellings, corner sites, and sites at the end of a row of at least three dwellings. The existing mushroom farm is close to a row of existing villas and, when operational, was also the subject of complaints by resi- dents due to odours. Only six years ago, ERA had objected to the development of eight villas in the same area, warning that existing structures should not be used as a "stepping stone" for further residential de- velopment in a rural area. However, in response to the current application—follow- ing discussions with the project proponents and the submission of revised drawings—ERA has issued its no objection to an out- line application, "as long as the proposed development is in line with certain parameters, namely the mitigation of visual impact on the surrounding areas; the integration of the development with the wider context; and the planting of a suitable landscaping scheme." In this case, ERA is also insisting on the retention of the area at the back of the site for agricultural purposes and that no future ex- tensions be allowed. The revised drawings suggest that the massing of the existing building will be broken down in the new development, which will follow the natural terrain and be screened by extensive rubble walls. However, the Agricultural Ad- visory Committee, a panel that advises the PA on agricultural matters, has reiterated its previ- ous objection. The committee is objecting in principle to the de- velopment "since it is not for ag- ricultural purposes." The application, submitted by Chadwick Mushroom Farm Lim- ited, is an outline application—a procedure used to set the plan- ning parameters for a future full application. While massing and height are established at the out- line stage, other details such as design are determined in a full planning application. ERA's previous objection A previous application to erect eight dwellings in place of the farm was rejected in 2019 be- cause the rules governing rural hamlets do not apply to farm buildings, and the development was deemed to be in breach of the Strategic Plan for the Environ- ment and Development, which limits land take-up in rural areas. ERA had firmly objected, not- ing that while part of the site of the mushroom farm was covered by an approved permit, "various piecemeal illegitimate accretions and interventions" had been car- ried out in later years. ERA also insisted that the exist- ing development "should not be used as a stepping stone to gain further development permissions and expand the range of land uses in this particular area." Moreover, ERA warned that the proposed development "would undermine the rural characteris- tics of the area through the fur- ther introduction of urban-type development without due con- sideration to the site's surround- ings." ERA argued that disused ani- mal farms should be redeveloped for "legitimate rural uses such as farms and other agriculture-re- lated structures." At the time, the applicant ar- gued that, since the farm had ceased operations, it should be governed by the same rules ap- plicable to rural hamlets, while maintaining that mushroom cul- tivation—being a form of indus- trial farming—was incompatible with its surroundings. An appeal filed by the owners against the decision was refused by the Environment and Plan- ning Review Tribunal in 2021. An arial view of the plot of land in the Tas-Salib area of Rabat.