Issue link: https://maltatoday.uberflip.com/i/1547522
4 maltatoday | WEDNESDAY • 11 NOVEMBER 2026 NEWS PA directorate recommends approval for 28-unit tourism complex in Bidnija Planning Board is due to decide application on 26 November. St Paul's Bay council strongly objects to tourism development on a disused livestock farm outside development zones THE Planning Authority's Devel- opment Management Directorate is recommending outline approv- al in principle for a 28-unit tour- ism and wellness complex on the site of a disused livestock farm in Bidnija, despite strong objections from St Paul's Bay local council and environmental organisations concerned about the impact of tourism development on the countryside. The application by Francis Gauci proposes to demolish the existing farm buildings and replace them with 11 bungalows containing 28 accommodation units, together with a swimming pool, reception and bar, parking and wellness fa- cilities. The Planning Board is sched- uled to decide the application on 26 November 2026. The application currently before the authority is for an outline per- mit. This would establish whether the development is acceptable in principle, but would not author- ise construction. A separate full development application would still have to be submitted and ap- proved before any works could begin. The site covers around 29,300 square metres and lies outside the development zone, approximately 380 metres east of the rural ham- let of Bidnija. In its report, the Planning Di- rectorate argues that the redevel- opment would bring wider envi- ronmental benefits by removing the disused livestock farm and replacing it with a lower-impact tourism use. The report also sug- gests that reviving agricultural activity on the site could generate heavier traffic, including trucks, and require improvements to the access road. The recommendation relies on Policy 6.2C of the Rural Poli- cy and Design Guidance, which allows the redevelopment of ex- isting buildings outside develop- ment zones for uses that would result in a wider environmental benefit. The Directorate considers the proposed tourism accommo- dation and wellness facilities to qualify under this provision. The existing buildings have a legally established floor area of 1,134 square metres, based on structures visible in aerial photo- graphs dating back to 1978. Plans submitted by architect Ray de Micoli show that the new buildings, including the bunga- lows, reception area and wellness facilities, will occupy a footprint of 849sq.m. A further 1,396sq.m will be devoted to hard landscap- ing, including paved areas and the pool area, while 3,172sq.m will be landscaped with trees, including the planting of a new olive grove. The existing livestock farm occupies a built footprint of 1,864sq.m. The plans also include the construction of a tower struc- ture intended as an architectural feature. The report points to other devel- opments in the surrounding area, including farmhouses and recrea- tional facilities, arguing that these have given the area a mixed char- acter and created a cluster of uses extending from the village. However, St Paul's Bay Council has strongly opposed the applica- tion, arguing that it is not a mod- est rehabilitation of an existing rural building but an accommo- dation-led tourism complex in the countryside. In its formal objection, the council says the proposal would create a resort-style enclave with a swimming pool, bar, reception, parking and associated facilities, bringing additional traffic, noise, lighting, waste and pressure on infrastructure into a rural area. It also questions whether the access lane is suitable for the traffic gen- erated by guests, staff, deliveries and servicing. The council has also drawn at- tention to discrepancies in how the development is described. While the application refers to a Class 3A wellbeing centre with 30 bedrooms, the Malta Tourism Authority's clearance describes 28 self-catering tourism units with a capacity of 60 beds. The council argues that this distinction is im- portant when assessing the pro- ject's actual use and its impact. It also questions whether the proposal complies with the poli- cy governing the replacement of existing buildings outside devel- opment zones, and whether there is a planning justification for in- troducing further tourism accom- modation in the countryside. The Environment and Resourc- es Authority has not objected to the development and said the plans broadly reflected requests made during previous discussions with the applicant, but still called for a revised landscaping scheme. This should retain the proposed olive grove and replace cypress trees along the development's perimeter with species character- istic of the local landscape. These requirements have been deferred to the full development applica- tion stage. The Superintendence of Cultur- al Heritage raised concerns about the visual impact of the proposed tower, which it considered in- congruous in the predominantly single-storey rural setting. The precise height and profile of the buildings have also been deferred. If the Planning Board follows the Directorate's recommendation, the outline permit would establish the principle of tourism accom- modation on the site, subject to conditions including a maximum floor area of 1,134 square metres and a legal agreement with the Planning Authority and the Malta JAMES DEBONO jdebono@mediatoday.com.mt The application by Francis Gauci proposes to demolish the existing farm buildings and replace them with 11 bungalows containing 28 accommodation units, together with a swimming pool, reception and bar, parking and wellness facilities.