The Planning Authority on Thursday approved a major mixed-use development at the Dolphin Complex in Balzan, consisting of 102 apartments and 15 shops, rising to four full floors with a recessed fifth storey.
The project, located close to the Urban Conservation Area (UCA), passed with nine votes in favour and two against, the dissenting votes coming from NGO representative Romano Cassar and Balzan mayor Angelo Micallef.
The development is being proposed by CF Homes Ltd, owned by Cliton Cassar. The company had previously included developer Joseph Portelli among its shareholders before his exit in December 2025. A prior permit for 88 apartments on the same site had been revoked by the Environment and Planning Review Tribunal, adding further scrutiny to the latest proposal.
Mayor Angelo Micallef expressed concern about the project's potential impact on infrastructure and the uncertain fate of two mature ficus trees located nearby. He argued that significant questions remain unresolved and described the decision as premature.
Similar concerns were raised by Romano Cassar, who criticised the absence of an Environmental Impact Assessment (EIA). He suggested the project had been "salami sliced" into smaller applications to avoid triggering mandatory studies required for larger developments exceeding 30,000 square metres. Reference was also made to an adjacent project already under construction on a nearby site.
In response, the project architect stated that the Environment and Resources Authority had screened the application and determined that no EIA was necessary.
The Planning Directorate supported this position, concluding that neither a full Environmental Impact Assessment nor a Social Impact Assessment was required.
Architect Joanna Spiteri Staines also criticised the project, highlighting its proximity to the UCA and surrounding villa area. She warned that the building could reach a height of 17.6 metres and argued that such a scale is inappropriate for Balzan. Residents echoed these concerns, with more than 240 objections submitted citing increased traffic, strain on infrastructure, and the visual impact of the development.
The Superintendence of Cultural Heritage initially raised strong objections regarding the project's scale and its impact on the UCA. However, after revisions were made-including the retention of a historic boundary wall, reintegration of a niche, and relocation and restoration of a nymphaeum-it acknowledged improvements. While still expressing reservations about the building's height and volume, it ultimately recommended approval, subject to a €12,000 bank guarantee and ongoing monitoring.
Environmental concerns largely focused on the two mature ficus trees, which contribute to the area's character. Although the trees lie outside the development site, objectors fear excavation works could damage their root systems. The Environment and Resources Authority has imposed conditions requiring their protection, noting they may need to be replaced if damage occurs.
The project architect insisted that the basement footprint will remain unchanged, ensuring the trees are not affected, and stated they will not be uprooted. The Planning Directorate also noted that the proposed height complies with the local plan and includes design measures intended to transition more sensitively to the surrounding context.
Despite approval, the development still requires final administrative clearance before a formal permit is issued.