The Planning Authority is set to decide on an outline development application proposing a controversial warehouse complex in Hal-Farrug, Luqa, this Thursday.

The application proposes the demolition of an existing disused farm, the excavation of part of the committed site and the proposed construction of a complex of warehouse units, “keeping built up area as that of existing building, on two levels (basement internally linked and ground floor).”

The site is located outside the development zone of Luqa in an area known as Ta’ Hal Farrug and covers a total area of around 18,600 square metres. The report indicates that the built up area would be circa 2,340 sq. meters.

The site lies immediately opposite an existing residential area identified as the Hal Farrug Housing Estate, on the southern and western side by agricultural areas and to the north of site by clusters of buildings and huts with minor industrial uses.

Recently, a number of residents and eleven NGOs reiterated their objection to this proposal. The NGOs had said that over 600 objections, including by the Saint Sebastian’s firework factory and the Luqa Local Council, have been made to the Planning Authority since the application was first filed in 2018. The NGOs had argued that the proposal runs counter to policy and that “the site where the farm is located lies within a beautiful, unspoilt valley. A complex of warehouses would not only be an eyesore, but would actually destroy the landscaping of the surrounding area. No industrial project can complement the natural and quiet environment of the place, let alone one of this size,” the NGOs said in a statement.

The application was, prior to the NGOs’ statement, amended from what it originally was.

The case officer noted that “the architect clarified the use is only limited to storage and distribution and no industrial activity will be carried out on site. As a justification for the proposed development, the architect is claiming that the proposed warehousing complex will keep the same committed legally established built up area.”

Among other things, the architect said that the existing farm is in close proximity to the residential development (less than 50 metres away) “which activity is not preferred in close proximity to residential development as per policies related to farming activities.”

“The architect is also claiming that the proposed development is deemed to be acceptable as the demolition and replacement building complies with the relative criteria of the Rural Policy & Design Guidance, 2014 and aims to contribute towards an environmental improvement in terms of operations and site management within this particular rural context. In addition, noting that the surrounding area around the built up area is committed with concrete flooring and waste land, the existing soft landscaping and agricultural land are not being compromised.”

The Planning Directorate commented on the architect’s statements.

Among other things, it said that the proposed replacement building has still not demonstrated a wider environmental benefit. It also said that the replacement building has a footprint area which is greater than the total floor area of the previous buildings. “Moreover, the replacement building and proposed interventions extends beyond the farm boundary into approved agricultural areas.”

“As with regards to access and vehicle/HGV manoeuvrability, both the Transport Planning Unit (TPU) and Transport Malta (TM) requested the submission of a Transport Impact Assessment with the TPU also highlighting that the ‘this proposal is not acceptable from a transport planning point of view due to the additional unplanned impacts it will have on already congested strategic roads in the area’. The architect's argument that this application is an outline and any requested studies will be presented at full development stage cannot be positively considered as such studies are necessary in order to determine the principle of development,” the Planning Directorate noted.

While finding that the application goes against policy, the Planning Directorate said that the recommended reasons of refusal are still applicable as these have not been addressed. “Moreover, requested pending information to enable further consultation with the Planning Directorate transport consultant, Transport Malta, ERA, AAC and DAC is still required. The latter information by the consultees will also have a bearing on the determination of the principle of development.”