A planning permit for a mega-development in Balzan connected to Gozitan developer Joseph Portelli was revoked by the Environment and Planning Tribunal on Thursday.

The Planning Authority (PA) approved an application made by one of Portelli’s companies, CF Developers, last September which would replace the abandoned Dolphin Centre in Balzan.

The development would have included 88 residential unit blocks, a retail outlet, a gym, 70 car spaces and 68 basement garages. The site can be found on Triq Guzeppi Frendo, corner with Wied Hal Balzan and Triq il-Kbira.

This project has been under much scrutiny from eNGOs, Balzan residents and even the local council since the application was initially filed.

The Malta Independent reported on the appeal that was filed against this development on Wednesday.

The appeal describes the project as “simply the product of including as many residential units as possible into this area…. It is quite clear that the site and the context simply cannot sustain such density and over-development.”

The tribunal, chaired by Robert Sarseso, decided that the developers will not need to file a new planning application but it will need to make adjustments and the PA will need to reassess the application through a new case officer’s report.

The appeal mentioned how the development exceeds the total maximum build height declared by the Local Plan. The tribunal said that the total number of floors should be reduced to three full floors and one receded floor, instead of four full floors and one receded floor. Moreover, it said that the total height should be limited to 15.4 metres, and the height of the façade to 12.9 metres.

Many objections have also been raised regarding the mature Ficus Trees found along the pavement where the development will take place. The appeal mentions how there is no Environment and Resources Authority (ERA) approval to remove these trees.

It also objects to the fact that the application does not mention conserving the historical underground of the original Villino Bar-Bil. Instead, this application permits demolishing and destroying it. The appeal says that there is no mention of the historical Nymphaeum and adjacent wall that belonged to Villino Bar-Bil.

In light of this, the tribunal also asked for the plans to include a clear indication of how the historical nymphaeum and garden walls will be treated according to a method statement approved by the Superintendent for Cultural Heritage. Also, a clear indication of how the two Ficus Trees will be handled should be included.

There have been objections about the major traffic this development will bring to the area considering the population in Balzan will increase by 6% and the traffic the new retail shops will bring.

The appeal also objected to the inadequate Traffic generation Report, which looked at figures during passing over Santa Marija weekend when everything would be closed and Transport Malta’s limited assessment of the proposal.

Therefore, the tribunal is asking for an updated traffic regeneration report that adjusts the traffic data taken in August 2021.

Moreover, the area is notorious for flooding and the appeal brought up how this application does not include a sufficient engineer’s report and does not take into account how the present buried infrastructure (main sewers) will not be able to withstand this major development. The tribunal is also asking for an updated engineer’s report addressing rainwater management and ventilation.

The project has also been scrutinised by Balzan residents and architects for “salami slicing.” This refers to projects which come in the form of different plans.

The Dolphin site development is also linked to another proposed application made by the same developers and architects on Triq il-Papa Piju XII, Birkirkara, corner with Triq Ġużeppi Frendo, Wied Ħal Balzan and Triq il-Kbira.

This second project includes three shops, 11 apartments, and two basement garage levels which can access the Dolphin site.