Issue link: https://maltatoday.uberflip.com/i/1543310
CONTINUES FROM PAGE 1 The tourism component con- sists of a 122-room hotel, 22 wa- ter suites, and 17 garden suites, supported by leisure amenities including pools, a spa, a gym, and the reuse of a historic military chapel for sports and entertain- ment. A permit issued in 2013 had al- ready permitted a vacation resort consisting of 228 units instead of the Ħal Ferħ complex. The residential enclave The residential cluster of Corin- thia's proposal includes 16 villas and nine bungalows spread across 30,579sq.m. This is the most con- troversial planning element of the project. Residential development is normally not allowed in Out- side Development Zone (ODZ) areas, and prior local plan policies excluded permanent dwellings in this location. However, changes introduced five years ago created a pathway for high-quality resi- dential units within a mixed-use tourism project. The case officer report notes that, while new dwellings are "in principle not considered a legiti- mate use" in an ODZ, they are per- mitted here as part of a carefully designed "hybrid scheme" aimed at positioning Malta as a luxury destination. To compensate for the introduction of residential land in an ODZ, the case officer is recommending that Corinthia pay €225,000 as a planning gain. The residential enclave is au- thorised under the 2021 Ħal Ferħ Development Brief and, in part, by Policy NWGT1 of the North West Local Plan. They allow "separate, high-quality residential accommodation" as a secondary use alongside tourism develop- ment. Previously only "self-cater- ing apartments under a timeshare model were allowed while per- manent residential units (Class 1) were explicitly excluded." The homes are limited to 9,000sq.m of gross floorspace in total, with building heights capped at 4.75 metres for single-storey units or 8.5 metres for two-storey units. This ensures the structures remain low and visually integrated into the surrounding landscape. The report emphasises that these 25 residences are designed to "provide unique additions to an already existing upscale residen- tial market" and "will raise the lev- el of the already strong real-estate market in Malta". Framed as premium dwellings, the units serve a dual purpose— they complement the larger luxury tourism project while also target- ing high-end property investors in Malta's residential market. Legal framework and ownership Unlike the hospitality suites, which are bound by a tri-partite public deed restricting them to tourism use, the 25 residential units are designated for perma- nent habitation and may be sold to independent owners. The report highlights the regulatory distinc- tion: The hotel and suites cannot be issued individual compliance certificates—a prerequisite for separate utility connections and independent sale—whereas the 25 villas and bungalows qualify as "stand-alone planning units". This legal provision effectively allows each residence to function as an autonomous property. Their classification as Class 1 dwellings reinforces that status. However, this raises environmental issues such as how the PA can impose conditions with regards to noise and light pollution on the individ- ual villas. Visual, environmental, and traffic considerations The Planning Authority ac- knowledges that the development will have a "major and significant" visual impact from short- to me- dium-range viewpoints due to the introduction of urban develop- ment into a rural landscape. Nevertheless, extensive planting and vegetation designed to ma- ture over time will screen much of the built mass and mitigate long- term landscape effects. Planners emphasise the use of native spe- cies to reinforce the ecological and aesthetic integration of the project within the countryside. Photomontages submitted by the developer indicate that ma- ture trees will be planted in the first year of operations. Corinthia also plans to set up an on-site nursery during the 32-month con- struction phase to grow trees and shrubs adapted to the local envi- ronment. Environmental assessments note that construction will require ex- cavation of roughly 127,000 cu- bic metres of geological material, of which 91% is soil intended for reuse on site. Lighting and oper- ational noise may create minor disturbances to wildlife, but an assessment concluded that the project would not adversely affect nearby protected habitats. Detailed mitigation measures, including energy-efficient lighting with zero upward light spill and 2 maltatoday | WEDNESDAY • 18 FEBRUARY 2026 NEWS Corinthia Oasis will include 161-room hotel Starting from top left, moving clockwise: The Hal Ferh complex as it stands today. How it will look when the Corinthia Oasis is built without vegetation after 10 years. Photomontage of the new complex, showing impact of lighting at night