Issue link: https://maltatoday.uberflip.com/i/1542674
THE Planning Authority has recommended approval of a zoning application that redraws the development framework for a large undeveloped site in Xemxija. The change extends the ar- ea where residential and com- mercial development may be considered under the North West Local Plan, allowing the Polidano brothers to expand the mixed-use area on the large tract of land belonging to them. The Planning Control (PC) ap- plication, submitted by Xemxija Estate Limited, whose ultimate beneficial owners are brothers Charles and Paul Polidano, cov- ers an undeveloped site of ap- proximately 7,000sq.m between Triq Raddet ir-Roti and Triq is-Simar. The application does not grant permission for construction but amends the site's configu- ration by relocating a centrally planned pedestrian passageway and revising the boundaries of two distinct areas called Site A and Site B. Under the local plan, the whole site was split by a cen- trally planned passageway. Site A was designated as a villa area, intended for residential devel- opment only. While Site B was earmarked for a comprehen- sively planned "neighbourhood centre", allowing a limited mix of residential and non-residen- tial uses. Commercial uses allowed on Site B included retail, offic- es, and food and drink outlets, with a total floorspace capped at 1,100sq.m. Non-residential development on Site B could only proceed if the site was developed under a masterplan approved by at least 75% of landowners, with commercial floorspace capped at 1,100sq.m. Building heights were limited to four floors, site coverage to 50%, and at least 30% of the land had to be public open space. The newly approved zon- ing plan removes the centrally planned passageway and replac- es it with two stepped pedestri- an routes along the site's edges. This change incorporates most of Site A into an enlarged Site B, expanding the area where residential and commercial de- velopment may now be consid- ered. The types of development allowed are the same as in the local plan, and the amount of space for shops, offices, and oth- er commercial uses is still limit- ed to 1,100sq.m. The approval also includes a condition that the maximum height of any resulting buildings will not exceed the local plan's height limitation of four floors, which recent policies translate to 20 metres from the higher street level. The site's sloping terrain means that more floors can be fitted between the lower and upper street. To mitigate potential impacts, a number of conditions have been imposed, including addi- tional setbacks from the second floor upwards and restrictions on high party walls where devel- opment abuts villa areas. The Planning Authority re- ceived 53 objections to the pro- posal, with residents and the St Paul's Bay local council express- ing concerns about density, traf- fic, and infrastructural capacity. However, the case officer rec- ommending approval concluded that these concerns do not out- weigh the fact that the zoning change is provided for within the adopted local plan frame- work. Moreover, by enlarging Site B, the total amount of re- quired public open space will increase in absolute terms, as it is calculated as a percentage of the now larger site area. 12-Storey development proposed in parallel application The plot is already earmarked for a 12-storey mixed-use de- velopment, as outlined in a sep- arate application submitted in 2024. Originally, the application was limited to the excavation of the site to make way for a sev- JAMES DEBONO jdebono@mediatoday.com.mt 9 maltatoday | SUNDAY • 18 JANUARY 2026 NEWS Shifting goalposts: Zoning change gives Polidano bigger mixed-use area in Xemxija Shifting goalposts: Zoning change gives Polidano bigger mixed-use area in Xemxija The massive site in Xemxija (marked by a red boundary) that belongs to the Polidano brothers The zoning of the area according to the local plan (left) and the new zoning approved recently by the Planning Authority The Planning Authority has approved a zoning change that expands the area in Xemxija where residential and commercial development may be allowed, incorporating most of a villa-designated site into the mixed-use site