Issue link: https://maltatoday.uberflip.com/i/628647
maltatoday, WEDNESDAY, 20 JANUARY 2016 7 JAMES DEBONO IN an unprecedented declara- tion MEPA director of planning Christopher Borg has described a proposed agro tourism project in Munxar in Marsaskala as a "non- starter". He was speaking in an interview on One TV. Borg claimed that the project proposed by farmer and falconry enthusiast Rene Scicluna is in breach of existing policies and the level of protection enjoyed by the area. Borg also described the build- ing proposed as being "too exten- sive". A screening letter sent by MEPA to the developer in February 2015 had already indicated that the development as proposed is in breach of existing policies. A screening letter is sent to de- velopers to indicate whether a proposal abides by existing poli- cies or not. Developers are free to proceed with their application even if the authority indicates that this would be in violation of policies. They can also change plans to bring them in line with existing policies. On Sunday an advert was pub- lished by MEPA asking for pub- lic comments before setting the terms of reference for the Envi- ronmental Impact Assessment of the project. This means that the project will be processed concurrently with the controversial Zonqor devel- opment proposed by the Sadeen Group for an education insti- tution, which includes 18,000 square metres of ODZ land, and which, according to a policy in the legally binding local plan, should form part of a national park. The application for the devel- opment in Munxar offers MEPA and the government an opportu- nity to balance the negative f lak from approving the Zonqor ap- plication. Ironically the main reason cited by MEPA as to why the develop- ment proposed by Scicluna is in breach of existing policies was the legal provision against the sanctioning of illegal develop- ment on scheduled land. This legal provision has now been removed following the ap- proval of the new planning act. The illegality in question con- sists of a gate constructed in the area by the same developer. In the screening letter MEPA also claimed that the building proposed exceeds the maximum f loor space of 400 sq m envi- sioned by the policy regulating agro tourism. In the letter MEPA pointed out that the site lies within a very sensitive and scenic rural loca- tion and an Area of Ecological Importance with Level 2 and Level 3 scheduling status. "The proposed works would re- sult in formalisation and uptake of land within a sensitive area which are not compatible with the conservation of the rural characteristics and scheduling status of the area." But the Project Development Statement presented by the de- velopers claims that the develop- ment abides by the rural policy approved in 2014. The policy allows new build- ings occupying a maximum f loor space of 400 square metres, in outside development zones on landholdings larger than 60,000 square metres. The policy was criticised by en- vironmentalists for allowing new residential development to take place even on sites enjoying a grade 3 level of protection, a sta- tus granted to buffer zones near Areas of Ecological Importance. In fact the agro tourism policy is the only way through which commercial development can take place in these areas. In this case, the development is proposed on the part of the site enjoying Level 3 protection. According to the Project De- velopment Statement "from the 84,000 square metres" owned by Scicluna, "only 450 square metres will be built up" on the footprint of one building with two base- ment levels. While a reception, restaurant and eight guest rooms will be located on the ground f loor, a wine bar, a health fitness area, a kitchen and a conference facility will be located on a "semi base- ment level". The lowest f loor will hold the agro-food processing facility, which may include a wine age- ing unit, and a store for cottage industry products. The conference hall and an agro-food processing facility will be located on the underlying basement levels. A 75 square me- tre swimming pool is also being proposed. An animal farm consisting of 300 square metres will be devel- oped on another part of the site. The controversial plans for the agro tourism project on the Munxar coastline in Marsaskala also envision the development of a pontoon for visiting boats set in one of the coves along the pris- tine coastline. A project development state- ment (PDS) reveals that the project will also offer "boat trips" along the coastline and unspeci- fied "beach club services", thus giving the impression that the project will go beyond activities associated with agriculture. No details have been given so far on the size of the proposed pontoon, which may act as a magnet for boats to the various coves around the coastline. Despite priding itself as an agro tourism farm the animal farm will be located some distance from the guest rooms to ensure that "the odours do not have a negative impact on visitors". An agricultural store will be de- veloped underneath the farm to house the animals. Agricultural machinery will also be housed in the store. The project also foresees new green houses covering a land area of 1,260 square metres. The project also refers to a horse riding facility but no plans for stables have been submitted. The PDS also reveals that "vari- ous meetings with consultants and authorities" have been held in the past months. During these meetings it was concluded that the project is fully eligible for EU funding. "It has become our target to get all the paper work (for EU fund- ing) done so as soon as a call for applications is issued, the project will be on the top of the list". News Full time Massage Therapist Qualified on various massage therapies such as Turkish bath massages, Balenese Massage, Thai Massage Miniumum three years experience Spa Manager Primary responsibility is to providing leadership, direction and supervision of staff in the daily operations of the Spa. Miniumum five years experience Salary will be discussed. Send CV to info@carismaspa.com Phone: 2376 5524 VACANCIES Munxar agro tourism dubbed a non-starter by MEPA