Issue link: https://maltatoday.uberflip.com/i/1547510
17 maltatoday | SUNDAY • 8 NOVEMBER 2026 NEWS Naxxar boutique hotel recommended for approval despite policy breach A 27-room boutique hotel is rec- ommended for approval in Naxx- ar's historic core, despite objec- tions over its scale, impact on village character, traffic and loss of open space. The Planning Authority's case officer is recommending per- mission for the conversion of a townhouse at 89, St Lucia, Triq San Ġorġ, into a hotel with a pool, breakfast area, gym, lounge and roof garden. The number of rooms was re- duced from 46 to 27 after the Malta Tourism Authority re- minded the applicant that guest houses were subject to a 30-room legal limit at the time. The application was submitted before new regulations, approved in 2026, reduced the maximum limit for new guest houses to 20 rooms. The site lies partly within Naxx- ar's Urban Conservation Area (UCA), while its rear section falls within the development scheme boundary. Residents, Din L-Art Helwa, and the local council objected to the development's scale and intensi- ty. They fear the development will negatively impact the village core, causing disruption in narrow one-way streets, inadequate park- ing, construction disturbance, excavation risks to neighbouring properties, and loss of privacy and garden space. One planning issue of concern is the building's depth. The case officer acknowledg- es that the basement and up- per-floor additions exceed the 30-metre limit established by policy DC15. However, the report considers the departure accept- able, arguing the stepped design would screen existing blank party walls, improve the relationship with neighbouring buildings and retain some open space. The report also considers the development's height compatible with the UCA. Additions within the conservation area would re- main within the existing façade height, while stepped volumes at the rear would provide a gradual transition towards surrounding development. The Superintendence of Cul- tural Heritage initially raised concerns about demolition, exca- vation, the scale of the proposed volumes and their impact on the historic property. Following re- visions and the submission of works and restoration method statements, it raised no objection subject to conditions and a bank guarantee. The proposal includes the reten- tion and restoration of significant historic features, including clean- ing and repairing the façade ma- sonry and removing incompatible render and later accretions. However, the hotel would pro- vide just one parking space in an existing rear garage, against a calculated requirement of seven. Transport Malta raised no objec- tion, while the case officer recom- mends a €29,000 contribution to the Planning Authority's Urban Improvements Fund to address the shortfall. The case officer argues that the proposed use is compatible with the site's residential designation. Although the property lies with- in a residential area, guest houses falling under Class 3A are consid- ered acceptable under the appli- cable planning framework. The application is due to be decided by the Planning Com- mission, a three-member board chaired by Elizabeth Ellul, that determines applications within Urban Conservation Areas and Gozo. The decision is scheduled for Thursday, 12 November. JAMES DEBONO jdebono@mediatoday.com.mt A proposed 27-room hotel exceeds planning rules on building depth, while its room capacity was reduced following an MTA reminder about guest-house limits. The Planning Commission is due to decide on 12 November Third attempt to develop Mosta ODZ site with padel courts, restaurant and gym A proposal to develop padel courts, a restaurant and gym op- posite the Durumblat cemetery in Mosta, marks the third at- tempt to develop the site outside the development zone. The latest application (PA/07861/26) was submit- ted Anton Schembri on behalf of Bitmac Ltd, an asphalt and building materials supplier, in- creasingly involved in property development. The company declares it owns the entire site, which cov- ers 2,820sq.m and is currently listed as a farmhouse—Rambako Farm—in the application form. This is the third time since 2004 that someone is trying to develop the ODZ site. The proposal involves demol- ishing existing structures and excavating a reservoir and three basement levels. These would accommodate parking, a gym, storage and a kitchen ancillary to the restaurant. Four padel courts are also proposed, alongside a restaurant occupying the ground and first floors and a retail outlet at ground floor. The site was the subject of two previous failed applications. In 2004, John Vella ap- plied for outline permission (PA/05734/04) for a recreational complex under. It was recom- mended for refusal but with- drawn in January 2019. In 2022, Joseph Mifsud sought permission (PA/06280/22) to convert existing farm buildings into a residence. The application proposed alterations to an exist- ing farmhouse and converting farm rooms into an extension. It was refused by the Planning Commission on 5 March 2025. The case officer's report de- scribed the property as an ODZ site opposite the development zone boundary, occupied by an- imal enclosures and stables. It noted the proximity of Torri ta' Cumbo, a Grade 2 scheduled monument around 70 metres away, and a Knights' period wa- ter channel along Triq Durum- blat. In March, the Planning Au- thority approved zoning param- eters for a 41,370sq.m tract at nearby Tad-Dib, paving the way for residential and commercial development. Reporting by James Debono The company declares it owns the entire site, which covers 2,820sq.m and is currently listed as a farmhouse— Rambako Farm—in the application form