A planning application to erect greenhouses, which would include integrated solar panels, a substation and landscaping around the site, has been recommended by refusal, due to concerns over the project’s visual impact.
The site in question, located Outside the Development Zone, consists of an agricultural land along Triq Mgarr, in the limits of Ghajnsielem, Gozo in an area known as Ta’ Lelluxa.
The total site area is of circa 33,736 sqm with a facade of circa 163 metres overlooking the main road. The surrounding areas consist largely of agricultural land and is neighbouring the Ghajnsielem Development Zone. “The submitted drawings include the installation of 3 greenhouses covered with half of their roof covered by Photovoltaic Solar Panels (PV Panels) within the existing agricultural land. These greenhouses occupy a total area of approx. 9,971 sqm,” the case officer’s report read.
The case officer, in the report, says that the proposal is also seeking consent for the planting around the periphery of the site of 117 trees varying from Olive trees, Gharghar trees and Almond trees.
“The proposal was also assessed by the Design Advisory Consultee (DAC). In its reply, DAC requested the submission of photomontages for further assessment. These were referred to DAC for its comments.” The DAC committee raised its concern “about the impact of the proposed greenhouses and overlying PV panels on the open landscape which is presently unspoilt. This characteristic view of Gozo should be preserved.”
The architect submitted a letter stating that the proposed greenhouses are considered for agricultural use, and landscaping is being included to screen the structures. “This letter was referred to DAC. However, the committee reiterated its objection to the proposed development.”
The Superintendence of Cultural Heritage (SCH) also raised its concern in view of the “significant and permanent impact that proposed development will have on the cultural landscape”. The superintendence noted that “the perception of such landscapes recognises the scenic value and is an important element of the Maltese national and cultural identity”. The SCH stated that “considering the priority for the preservation of cultural landscape, the Superintendence of Cultural Heritage objects to the proposal and it recommends this development application for refusal”.
The Case Officer said that, even taking into account “that the development is being favourably considered by Agricultural Advisory Committee and the ERA, the proposal will have a negative impact on the cultural landscape that trees cannot mitigate, therefore, the proposal is considered to run counter to Criteria 5 of ‘Policy 2.6 - Greenhouses’ of the Rural Policy and Design 2014 as the visual impact is not acceptable in the context of the surrounding rural landscape. In addition, given such concern, the proposal runs counter to Thematic Objective 8.7 of the Strategic Plan for Environment & Development which seeks to control activities which might have an impact on the areas and counter to Rural Objectives 1.7 and 4 aimed in controlling the cumulative effect of rural development and the protection and enhancement of the rural landscape.”
The case officer’s report also read that the area has a high archaeological sensitivity due to its close vicinity to prehistoric domestic remains unearthed along Triq il-Mgarr and its proximity to Borg il-Gharib archaeological remains, scheduled as Grade A importance.
“The architect was requested to note the SCH’s objection and to liaise directly with SCH… The architect submitted a letter in relation to the archaeological evaluation, stating that case has been closed. However, the architect was requested to upload concluding remarks from the SCH mentioned in the same letter, as it not only does not include the concluding remarks mentioned by SCH, but also does not make any reference to this PA case. This information is still pending to date.”
The case officer recommended that the project, set to go before the PA Board on Thursday, be refused.
Photo: File photo