Issue link: https://maltatoday.uberflip.com/i/1544145
A large-scale mixed-use devel- opment (PA/06573/25) at the former Dolphin Complex in Balzan is set for approval follow- ing a favourable recommenda- tion by the Planning Authority's Development Management Di- rectorate. The PA is set to decide on the project, proposed by Cliton Cas- sar's CF Homes Ltd, on 15 April 2026. The company previously included Joseph Portelli among its owners before he exited in December 2025. The complex is bound to in- crease the building density in a relatively tranquil residential neighbourhood mostly char- acterised by townhouses and terraced houses. Over 240 ob- jections were presented against the proposed development, with residents expressing concern on infrastructural pressures and the future of the two majestic ficus trees just outside the existing complex, which they fear would not survive excavations. The project involves the demo- lition of the disused commercial buildings which once housed a supermarket to make way for a complex featuring three base- ment levels, 38 parking spaces, and 130 garages. At ground lev- el, 15 retail shops and four office spaces are planned, while the up- per floors will host 102 residential units along with two independent terraced houses at the northern edge of the site. A central element of the design is an eight-metre-wide pedestri- an-priority road, intended to im- prove street permeability and vis- ually break up the building mass. Transport and density concerns have been at the forefront of pub- lic objections. Residents argued that the addition of 102 dwellings, alongside expanded retail space, could worsen traffic congestion and place additional pressure on existing sewer and electrici- ty infrastructure. The Develop- ment Management Directorate, which is recommending approval insists that the proposed com- mercial component represents a substantial reduction from the office space approved in 2015 and would therefore result in a theoretical lowering of inbound traffic during morning peaks. But the permit cited in the report al- though approved was never im- plemented. Low traffic impact A traffic impact assessment found that junctions in nearby Birkirkara, particularly the one between Triq in-Naxxar and Triq il-Wied, already face capacity pressures but the projected trip generation from the develop- ment is "low". According to the assessment during the week, the average dai- ly trip generation is expected to increase by approximately 106 trips. On Saturdays, the increase is more substantial, with an addi- tional 827 trips projected. Park- ing provision exceeds regulatory requirements, with 193 spaces included, above the 163 required by policy. Heritage concerns also play a central role due to the site's proximity to the Balzan Urban Conservation Area. The Super- intendence of Cultural Heritage (SCH) initially expressed strong reservations regarding the pro- posal's scale. Following several revisions, the SCH acknowledged the existing context of similar building heights in the vicinity but maintained its concerns re- garding the matter. Consequent- ly, the project was recommended for approval subject to a €12,000 bank guarantee and mandatory monitoring of all works Environmental considerations focused on two kerb-side mature Ficus trees which give character to the area. Concerns about the trees were vindicated by a con- dition imposed by the Environ- ment and Resources Authority which states that while develop- ers should "ensure that the ex- isting trees … are protected," it also states that these "shall be re- placed by other trees as indicated by ERA if either of these two trees is damaged" during works. From Villa Birbal to apartment block The original Villa Birbal which occupied the site was illegal- ly demolished in 1987 and was replaced by a supermarket and adjacent offices. Subsequently, an office development was ap- proved in 2015 but works were never commenced. A previous permit for the de- velopment of 88 apartments, basement garages and retail out- lets, was initially approved by the Planning Authority in 2022. However, the permit was part- ly revoked by the tribunal, which limited the number of floors to three full floors and one receded floor. CF Developers appealed the tribunal's decision but the Court of Appeal rejected the company's arguments. Meanwhile, the company pre- sented a zoning application to create an eight-metre-wide pub- lic pedestrian footpath connect- ing Triq il-Kbira with Triq Wied Ħal Balzan, cutting across the Dolphin Complex. This passage will primarily serve pedestrians with access restricted by removable bollards to allow only emergency and service vehicles. The new road will enable the developer to increase the depth of the proposed development. According to the case officer who recommended its approval it will also increase the gap be- tween the developable footprint and the adjacent residential pri- ority area to the north of the site. 6 maltatoday | WEDNESDAY • 1 APRIL 2026 NEWS JAMES DEBONO jdebono@mediatoday.com.mt Balzan 102-apartment complex set for approval by Planning Authoirty The exiting Dolphin Complex Visual render of proposed development submitted by the developer