The application to construct a fuel station and ancillary facilities in Burmarrad, on ODZ land, has been approved, however the Authority saw fit to impose a €50,000 planning gain.
Originally, the Planning Directorate had recommended a planning gain of €14,000, and the rise caught the applicant by surprise. The increase was proposed by the PA Chairman, and seconded by the PN's representative, Ryan Callus. It was then accepted by the majority of the board.
The application includes a car wash and drying areas, a 24/7 pumping station, an air pump service; tyre repair and replacement services, a car accessories and vehicle parts shop, an LPG tank and dispenser, an electrical vehicle charging point, an ATM facility, restrooms, and visitors’ car park. Lightweight canopies are being proposed as to cover the fuelling, the car wash and the drying areas. Other structures/facilities are also being proposed underground. These include: four underground storage tanks; separator tanks; water reservoir and storage areas.
The Case officer’s report read: “The site has an area of circa 2,974 square meters and is located on an arterial road (Triq Burmarrad), Burmarrad, San Pawl il-Bahar, Malta. The proposed site falls within an Area of Agricultural Value as described in the North West Local Plan. The site is in an abandoned field which was originally used for cultivation of animal fodder. The site and surrounding fields are along the slopes leading from the Wardija area down to the valley plains of Burmarrad. In August 2015, an archaeological survey was undertaken on site in order to identify any remains in the affected area. Consequently the top soil had to be removed.”
The Environment & Resources Authority (ERA), according to the case officer’s report, considers the proposal as unacceptable from an environmental point of view, “given that the overall development/interventions will commit the entire site and introduce unnecessary and excessive formalisation, and uptake of land at the expense of undeveloped rural land. This also in the light that according to the hierarchy set out in the ‘Fuel Service Stations Policy’ Section 3.0, uncommitted sites should be the least favourably considered, especially when considering that more appropriate committed sites are available in the same catchment area.”
The case officer’s report also read that the Traffic Impact Assessment notes that there will be no noticeable traffic impact as a direct result of the proposed fuel station.
A number of NGOs also objected, airing concerns at the number of petrol station applications being made on Triq Burmarrad. Din L-Art Helwa said that the approval of this application will result in the loss of 2,900m² to a commercial activity located within ODZ, while highlighting that there are similar facilities nearby.
The Fuel Service Station policy states that new stations will not normally be considered within a distance of 500m. There is one within that distance, however the Planning Directorate noted a major junction between them, adding that this meant the distance is not relevant in this case, the case officer said during his presentation.
A debate broke out over the size of the actual station. According to policy, a station may only take of 3,000sqm of ODZ land, however the ERA chairman argued that with the landscaped areas taken into consideration, the actual station took up more than that amount. The applicant said that it was the amount used by the station that has to be taken into account only.
Three members on the board objected to the application, including the ERA Chairman, citing the ODZ land take-up, the closeness of other stations and other reasons.