The Malta Environment and Planning Authority (Mepa) yesterday approved the full development application for the construction of 23 residential-style villas, underground parking and pools overlooking Ramla Bay in Xaghra, Gozo.

The Mepa board approved the development, during a relatively quiet hearing, with 10 votes in favour and one against.

Although there have been a number of objections to the project, there was a relatively low turnout with many people blaming the late notification (31 May) of when the hearing was to take place.

Mepa board member Joe Brincat was the only member who voted against the application. Dr Brincat said that he did not vote in favour because it was not the same development that was submitted in the first place due to a change of wording in the project description.

Earlier on during the meeting, Mepa case officer Robert Vella explained that a condition was added to the application specifying that the villas were only to be used as a tourist area, and that it would be a single business operation under one ownership.

However, Dr Brincat pointed out that the description of the development application could be misleading because of the phrase “dwelling units”, especially in light of the conditions stating that these units could only be used as a tourist complex.

The original application description is as follows: “demolition of existing commercial complex and construction of dwelling units with pools.”

As a result, project architect Annamaria Attard Montalto and legal advisor Edward Debono immediately presented the board with a signed document changing the phrase “dwelling units” to “tourist complex”.

The application in question, 7902/05, requested the demolition of the existing tourist and entertainment complex, known as Ulysses Lodge, and the construction of 23 self-catering villa-style residential units with underground parking spaces, sub-stations and pools.

It also included the establishment of an integrated landscaping scheme and the restoration of an old building and the conversion of the same building into an administration centre for the tourist complex.

The site in question covers an area of around 40,000 square metres, and is on a clay slope below the Xaghra plateau, overlooking Ramla Bay.

Mr Vella said that the submitted objections from various residents and NGOs approved, in principle, the project but disagreed over certain conditions and pointed out that there were no objections submitted during the hearing of the outline development application.

Mr Vella stressed that the area in question was not classified as a Natura 2000 site but there was one that was situated about 70 metres away.

Furthermore, he said, the Calypso Cave was not included in the project and was outside the site.

Mepa chairman Andrew Calleja presented the case officer with an email he received yesterday morning from the Superintendent of Cultural Heritage that expressed concern over possible archaeological remains in the area and Calypso Cave.

Mr Vella explained that according to reports carried out by archaeological experts, there is nothing of archaeological relevance on site and that the site is not even included in the buffer zone surrounding these sites.

The applicant, Emidio Azzopardi of Ulysses Lodge Company Limited, did not submit an Environment Impact Assessment (EIA) report but provided Mepa with a detailed project description instead, said Mr Vella.

Rudolf Ragonesi, of Gaia Foundation, said the public was not given the opportunity to provide feedback on the project as Mepa waived the need for an EIA on the project.

“Public consultation forms an integral part of an EIA and since this was not done, the public did not have a chance to give its opinion,” he said.

Furthermore, said Dr Ragonesi, the public did not know there had been an application at outline development stage for the Ramla Bay project.

He stated that the case officer report did not mention that the area is an Outside Development Zone (ODZ) area but, instead, there are constant references to redevelopment.

“The proposed development is larger than the footprint of buildings there are right now. If the area is classified as an ODZ then Mepa does not have the authority to issue a development permit for a construction that is larger than the one in existence,” said Dr Ragonesi.

Even if the site is out of an ODZ area, Mepa is obliged to protect it because it is of high landscape value, he added.

Dr Ragonesi said that the upper part of the footpath, known as the Roman Road, that leads down to Ramla Bay, was destroyed when the complex was first built and expressed his concern that the remaining path will be lost too.

“Mepa should not take a final decision on the project, especially in light of recent procedures initiated by the European Commission on Mepa’s decision to waive EIAs on certain projects,” he said.

Mepa case officer Mr Vella said the applicant did not submit an EIA but added that “it does not mean that detailed reports were not submitted as Mepa requested, and received a very detailed PDS.”

He added that the Roman Road is not indicated anywhere in Mepa’s records and that four archaeological experts who submitted an archaeological report on the area did not find any sign of this road.

Mr Vella also said that Mepa had the right to increase the footprint in an ODZ area as long as the project is a tourist area.

Flimkien Ghall-Ambjent Ahjar spokesperson Astrid Vella said the existing buildings were only half of the footprint of the final plan and that the final decision would be taken on this premise.

Ms Vella, who said she was also speaking on behalf of the Xaghra local council, called for an EIA and “serious” archaeological studies of the area because it was of cultural and historic worth.

“There is an old prehistoric oven in the area while a recent study carried out by the Xaghra local council found that there are remains under the site of the Ulysses Lodge,” she said.

Ms Vella pointed out that even though the site is not scheduled as a Special Area of Conservation or a Natura 2000 site, the areas surrounding it are.

Legal advisor Edward Debono pointed out that archaeological remains were found 50 metres away from the buffer zone and added that the outline development permit was issued according to the law.

“These issues that have been mentioned should have been brought up in the hearing of the outline development permit and not at this hearing. In this hearing, only the design, external development and proposed landscaping can be discussed,” said Dr Debono.

The development will take place in an already-developed area that is not an ODZ, he added.

Furthermore, said Dr Debono, the Roman Road was 80m away from the proposed development and the final visual impact would be less than what there was today.

During the hearing, the Mepa board also approved an outline development permission to build a proposed multipurpose complex in Rue D’Argens in Msida, and to upgrade the quays and vessel-manoeuvring area in Malta Freeport.

The board also approved the full development application for the demolition of five warehouses and construction of parking garages, apartments and four penthouses in Ta’ Xbiex.