PA Board to decide three potentially controversial applications in September

September is set to be an interesting month for the Planning Authority Board, with a number of applications which could cause some controversy set to be decided.

So far there are three items of interest on the agenda of the PA’s highest board.

One of the applications set to be decided revolves around the proposed master plan for the American University of Malta’s campus is Cospicua.

This includes the change of use of a disused building known as the Knights’ Building into an educational institution consisting of internal alterations and construction of additional floors; construction of an administrative building between the British and the Knights’ Buildings, including alteration to the public staircase; and construction of a new educational building along Triq 31 ta’ Marzu as a new wing to the Knights’ Building.

The American University of Malta has been a topic of controversy for a number of years, ever since it was originally announced to take up part of Żonqor Point.

For now, the campus is centred around Cospicua. This particular application saw some concerns raised by objectors. Some argued that, “considering the very low uptake of the AUM educational services to date, and the lack of any positive multiplier effect in the local community and the country as a whole, it is premature to facilitate further AUM expansion.”

Others also argued that the proposed additional floors would obstruct Isla bastions and detract from the cultural and unique architectural heritage of the area. “The development will also result in the loss of heritage.”

Some lamented “the lack of any consultation and consideration of the needs of local people who indeed have repeatedly requested that this last remaining area at the heart of Cospicua should be restored for the people and by the people retaining its historical identity and providing space and opportunities for local entrepreneurs and citizens of all walks of life to meet, work, cooperate and enjoy in a creative and environmentally friendly hub.”

Indeed, while the proposal is recommended for approval by the case officer, one of the conditions is that this development permission does not allow development above existing street level of building ‘C’ (the excavation of existing surface car park and adjoining roads ib Triq San Pawl and construction of a multilevel underground parking for 180 parking spaces with a student accommodation building above) and that a separate full development application shall be submitted within six months from the date of issue of this development permission to enable further assessment in terms of massing, height, architectural treatment and cultural heritage.

Another one of the applications is for the proposed construction of a petrol station and auto repair and maintenance centre instead of an existing open storage yard, on Valletta Road, Mqabba. The proposed site is located Outside the Development Zone (ODZ). The total site area is of circa 2,580 square metres, and consists of a levelled concrete platform used for the production and stockpiling of concrete blocks. The site is surrounded by a number of quarries, a batching plant, stone work factory and rural land.

This full development permission application is for the construction of a fuel station with ancillary facilities, including 12 filling points; a 200-square-metre service station shop; office and toilet facilities; three car wash services; three drying areas and more.

The case officer noted that there is no sufficient justification from a planning point of view for the proposed new site since it would give rise to unacceptable development, particularly since the site is not listed as suitable for a new fuel station under the Fuel Service Stations Policy. The case officer recommends that the application be refused.

Fuel station applications have, in recent years, seen public concern, given that a number of environmentalists argue that the island has enough stations as is and that more will contribute to the car-use mentality. Currently, a proposal for a revision of the fuel station policy is in the works; however, the government has been accused of dragging its feet.

The third application pertains to offices in Valletta’s Old Bakery Street and Strait Street. The application is a proposed extension to existing offices, which would see a number of floors added. The cultural superintendence objected to the application, “as this will have an unacceptable negative impact on the streetscape and skyline of Valletta, an Area of High Landscape Value and a UNESCO World Heritage Site. The proposal should be revised limiting roof structures to one additional floor, in line with the setback of abutting commitments.” The Planning Directorate had recommended refusing the application, arguing, among other things, that the proposed height of development runs counter to objectives of the Strategic Plan for Environment and Development which promote a context driven approach for the control of building heights within Urban Conservation Areas in order to protect the traditional urban skyline.

During a Planning Board meeting held on 9 May 2019, all the members present expressed their intention to go against the recommendation of the Planning Directorate and thus the application was deferred.

“Revised plans were requested as discussed during the meeting, i.e. the retention of levels 2, 3 and 4 as originally proposed but including a redesign of the facade to extend it up to the side party line. Level 5 to be amended as per second option presented during the meeting, i.e. receding the boardroom further from Triq l-Ifran... The updated plans are in line with the requests set out by the Planning Board and respect Sanitary Laws and Regulations. Revised conditions have been prepared and drawing numbers updated accordingly.”