Outline development application for 12-storey office block in Qormi opposed by local council soon to be decided

An application has been filed to build a 12-storey office building in Qormi on the site of Meli Bugeja Ltd, Triq il-Mitħna corner with Triq is-Sebħ.

“This outline development application proposes the site clearance and demolition of an existing marble factory within the limits of Qormi, the excavation for a threestorey underground car park and the construction of a 12-storeyhigh building (around 43 metres high) over a 1,070sqm footprint,” the case officer’s report reads.

The application is set to be discussed by the Planning Authority Board on 21 June.

“The building will comprise mainly of office spaces ranging in areas between 110sqm to 150sqm as well as a lobby and a circa 320sqm cafeteria/bar at the ground-floor level. The proposal includes a public landscaped open space and a road surrounding the building with a turning area towards one end. The three underground levels of parking are expected to contain 105 parking spaces at each level with a total capacity of 315 parking spaces. Entrance to the car park is proposed through a ramp accessed from the slip-road along Mrieħel Bypass (Triq is-Sebħ). The proposed drawings also indicate the construction of a factory whilst the site plan and proposal description do not refer to this factory proposal. The architect was requested to clarify this issue, but as indicated throughout the report no reply was uploaded.”

The site involves an area of circa 4,200sqm within the development zone of Qormi fronting the Mrieħel Bypass (Triq is-Sebħ) and Mill Street.

“The Qormi Local Council is objecting to the proposed development since it will overcome the adjacent mill, which is one of the few remaining mills on the island and is currently subject to an application by the local council for its restoration. The QLC is also against the construction of high-rises at the entrance to Qormi.”

The Superintendence of Cultural Heritage notes that “a 17th century windmill known as Il-Mitħna tal-Erwieħ or Il-Mitħna ta’ Pampalaw which has been scheduled at Grade 1 for its protection by the Planning Authority lies adjacent to the captioned site. Any proposed development should not impact the stability and the views and vistas of this historical windmill. Punic tombs were documented in the area and the survival of further archaeological remains cannot be excluded.”

“Further to a site inspection of the above property by the Superintendence and the Cultural Heritage Advisory Committee, and assessment of the documents provided, the following was noted: A redesign of this proposal is recommended to mitigate the impact on the historical windmill; (No Work Method Statement was provided to explain which measures will be taken to safeguard the windmill and its stability.”

In order to assess further this application, the Superintendence requires “redesigned plans which address the above concerns; a work method statement that clarifies which measures will be taken to safeguard the windmill and its stability,” the case officer’s report read.

The case officer noted the development as proposed raises concerns with respect to the FAR policy document in terms of site location criteria, methodology for use of the floor area ratio, proposed site configuration including open space layout and floor space.

“Furthermore, concerns are raised with respect to the lack of information to assess the proposed development in its outline form including information regarding planning, sanitary, visual transport, infrastructure and environment related considerations.”

The case officer recommends that this development be refused.