Issue link: https://maltatoday.uberflip.com/i/1545920
12 maltatoday | WEDNESDAY • 22 JULY 2026 NEWS PA set to refuse 12 ODZ bungalows in Mistra THE Planning Authority is rec- ommending refusal of plans for the construction of 12 bungalows on a 15,300sq.m Outside Develop- ment Zone (ODZ) site at Ix-Xagh- ra tal-Kortin, off Mistra Road, San Pawl il-Baħar. The application, filed by Ray- mond Vassallo, seeks outline permission for the demolition of existing structures, excavation of the site, and the construction of 12 bungalows with basement ga- rages, an underground driveway and an administration building. The application which goes back to 2009 is scheduled to be decided by the Planning Board on 23 July. The Development Management Directorate (DMD) has conclud- ed that the proposed residential development is not supported by planning policy and would harm a highly sensitive rural and ecologi- cal setting. The site lies outside develop- ment boundaries and is located adjacent to areas designated as Areas of Ecological Importance and a Special Area of Conserva- tion (SAC) of international im- portance under the EU Habitats Directive. It also forms part of an area iden- tified as a buffer zone for the pro- tection of karstland and lies within a wider landscape recognised for its scenic value, including an Area of High Landscape Value. The application attracted almost 200 representations, including objections from environmental organisations such as Moviment Graffitti, BirdLife Malta, Din l-Art Ħelwa and Flimkien għal Ambjent Aħjar. Objectors argued that the pro- posal would result in the urbani- sation of a rural area, damage gar- rigue habitats, increase traffic and introduce noise and light pollu- tion into an ecologically sensitive corridor. The case officer noted that the site previously hosted tanks asso- ciated with a former oil storage installation, but argued that these structures could not be consid- ered existing buildings that would justify redevelopment under rural planning policies. The report states that the former tanks were infrastructure rath- er than buildings and therefore could not be used as a basis for applying the Rural Policy and De- sign Guidance provisions allowing limited redevelopment of existing structures outside development zones. The DMD also rejected the argument that the former indus- trial use justified new residential development, stating that the site was "regaining its original, pris- tine, natural status" as vegetation had reclaimed much of the area. A previous version of the ap- plication had proposed a health farm, but this was later changed to the current residential proposal. The application was republished following the material change. The case officer referred to pre- vious environmental concerns raised by the Environment Pro- tection Directorate, which had warned that development in the area could affect garrigue habitats, the nearby SAC and the wider landscape character. The report concludes that the proposal would represent an un- acceptable formalisation of devel- opment in a rural coastal area and recommends refusal. The recommended refusal is based on four reasons, including conflict with rural development policies, the loss of protected garrigue habitat, harm to the tra- ditional rural landscape, and the impact on a sensitive ecological setting containing Areas of Eco- logical Importance and Natura 2000 protections. Reporting by James Debono ERA approves downscaled San Giljan water polo project THE Environment and Resourc- es Authority (ERA) has cleared a land reclamation project linked to the redevelopment of the San Gil- jan Aquatic Sports Club, which will include a restaurant with out- door seating, a lido for sunbeds, a swimming pool and additional club facilities. A previous application was withdrawn after ERA objected to the obliteration of Posidonia Oce- anica and the significant visual in- trusion on the bay. But clearance was granted after a new application was present- ed, reducing the land reclama- tion footprint from 3,140m² to 2,230m². This revision cut the loss of Posidonia meadows from 1,089m² to 197m² – an 80% re- duction. The new bullnose breakwater will also be built on piles rather than caissons, meaning the sea- grass beneath will not be com- pletely buried, although remain- ing patches will still suffer from shading and scouring. An updated Environmental Im- pact Assessment concluded that these changes downgraded the ecological impact from "major significant" to "minor-to-moder- ate significant." However, the impact on views of Balluta Bay remains significant. During a meeting in July, ERA board members were told that while the changes represented a considerable improvement, resid- ual impacts on Posidonia at the margins are still expected. NGO representative Martin Galea DeGiovanni, who along with board member Charmaine Mangion voted against the pro- ject, warned that the development remained substantial compared to the existing situation. He ar- gued that even with the reduction in scale, the project would contin- ue to exert pressure on the fragile seagrass habitat. Visual impact was another major concern. Photomontag- es showed that the redesigned platform, with softer edges and a smaller footprint, would re- duce visual prominence when viewed from Pjazza Balluta and Xatt is-Sajjieda. Here, the impact was downgraded from "major" to "moderate significant." But from other viewpoints – including Triq George Borg Olivier, Triq Ċensu Tabone, Triq it-Torri and Ix-Xatt ta' Spinola – the visual impact re- mains unchanged, still registering as moderate-to-major. The ERA acknowledged that such effects are "unavoidable when involving land reclama- tion," particularly in an urbanised setting. Nonetheless, the Directorate recommended approval, noting that ERA's two main concerns – the scale of Posidonia loss and the most significant visual impacts – had been addressed through the latest revisions. It also stressed that permit con- ditions would impose mitigation measures, including strict moni- toring of the marine environment during construction, contain- ment of dredged material, use of silt curtains, spillage prevention and lighting mitigation. The ERA Board voted in favour of approval, with only Martin Galea DeGiovanni and Char- maine Mangion opposing. Board Chairman Perit Vin- cent Cassar emphasised the im- portance of close monitoring of Posidonia during works, with the developer required to fund an ERA-approved independent monitor. ERA's clearance clears a major stumbling block for the approval of the project by the Planning Au- thority which still has to issue its verdict on the project. JAMES DEBONO jdebono@mediatoday.com.mt Photomontage of project when seen from Triq Borg Olivier