A planning application in Marsalforn, Gozo, which will see the height of an apartment block increase to twelve floors is a "a PA-blessed attempt to transform Marsalforn into a high-rise area" and displays a "Planning Authority that is operating without a conscience, morality or regard for the truth", eNGO Flimkien Ghal Ambjent Ahjar have claimed.
"The Floor Area Ratio (FAR) high rise policy clearly states that tall buildings go against Gozo's character and should not even be considered. This application for amended plans would create a heavy-density development that would completely change the fabric of the small village," an FAA statement read.
"This unsafe, dust-generatingproject has been abusive for years, narrowing Ta' Barda Road and building whole floors on part of the site without permits. "
It went on to say that it was of little surprise that the Planning Authority has ignored callows for a survey to examine the building and the wind effect it would have on the surrounding area, when it had repeatedly ignored pleas for residents against the abuse.
"The developers have not submitted the required photomontages to assess the impact on the landscape, nor studied the social and environmental impacts that such a development would have on its surroundings."
The eNGO also claim that the Case Officer of the PA ignores that events on the proposed roof-top terrace restaurant will far more noise pollution than the previous ground floor establishment, when stating that the "proposed catering uses within the proposal are the same as those which were previously approved in PA 7243/05 and therefore acceptable in principle"
In his report, the Planning Authority Case Officer says that "The height limitation affecting the site is four (4) floors".
The FAA claim that in justifying the additional 11th floor through old permits approved through the FAR Policy, the Case Officer conveniently overlooks "the fact that DC 2000 policy only allowed ten floors, not eleven, let alone twelve floors ."
The additional floors beyond the permissible ten floors are precluded by the FAR 2014 "sites which are located in Gozo...will not be eligible"
"How can the PA claim that it satisfiesthe SPED which stipulates that developments in Gozo should "protect the distinctiveness of Gozo's settlements, cultural and natural environment?" Or the requirement "To ensure that all new developments provide a sense of place, respond to the local character, improve amenity and the pleasantness of place and ensure safety" when the scale of the project will have an irreversible negative impact on the quality of life and environment in Marsalforn."
"If approved, this will not only open the door to other high-rise developments that will change the appearance and quality of life of Marsalforn, but will establish this as a stratagem to bypass full processing."
" FAA calls on the authorities to consider the application has changed so much that it is in fact a completely new application and not an amendment, and thus should be refused outright, as was done in the case of Ħondoq ir-Rummien."