An outline development application to construct an elderly care home outside the development zone in Zejtun is set to be decided by the Planning Authority Board on Thursday.
The application is for a three level building (including ground floor) as well as two basement levels.
The site proposed for development lies circa 70m away from Zejtun, along Vjalil-Hamsa u Ghoxrin ta’ Novembru, which will also be used as access to the site. The site lies within an agriculture area, the case officer’s report reads. It occupies an area of circa 1,460 square metres and is currently being utilised as agricultural land. Furthermore the site is located adjacent to other agricultural areas; circa 330m west of the Zejtun Urban Conservation Area; circa 75m east of a farm; and circa 200m north east of a fuel station.
A representation was received from Din l-Art Helwa. The objection stated that the agricultural site is ODZ and is no place from an elderly home. They argued that such construction will only lead to encroachment and urbanisation of our valuable ODZ and must therefore be refused.
Flimkien ghal Ambjent Ahjar also objected to the development on the grounds that the project will result in the unnecessary take-up of threatened ODZ land leading to further urban sprawl and the deformation of our town boundaries through reduced open space. FAA maintains that until all available sites within the Development Zone have been built up to their maximum potential, the PA cannot consider such requests for development in ODZ as necessary.
According to the case officer’s report, the Zejtun local council “favourably considers the construction of an old people’s home but objects to the location on the grounds that it is outside development zone and is agricultural land. Moreover it will negatively impact the views and vistas upon entering Zejtun.”
The Environment and Resources Authority objected to the development on the grounds that there is no valid justification for the further loss of undeveloped rural land.
The case officer has recommended that the project be refused for the above reasons. “The proposal is in direct conflict with the Local Plan’s designation and corresponding policies for the area, thereby prejudicing the effectiveness of such zoning. The proposal runs counter to SPED Rural Objective 4 which ensures protection of the landscape and the traditional components of the rural landscape and Thematic Objective 2.1 which specifies that greenfield sites such as the site in question should not be considered as ‘ appropriate locations in the Rural Area.’ The proposal therefore does not constitute legitimate use outside the development zone and no commitments exist on site, thus the Planning Directorate is recommending this application for refusal.”
The PA Board is set to take its decision on this outline development application today. An outline development permit application seeks to establish whether the scale and nature of a proposed development is acceptable in principle to the Authority. Subsequent, to receiving this planning permission an applicant will require a full development permit to actually carry out the project.