A planning application proposing the redevelopment of an abandoned complex into villas is set to go before the Planning Authority Board on Thursday.

The site, known as ‘Sunshine,’ is on Triq il-Palma in Mellieħa. The application’s case officer report describes it as being located outside the limits of development in an area known as Tal-Arġentier on the upper side of Xemxija Hill. “The existing site consists partly of agricultural land and partly of disused derelict structures.”

The site includes a proposed buffer zone for an Area of Ecological Importance (50-metre buffer zone to protect the integrity of the Level 2 AEI karstland), it reads.

The application was filed by CF Developers Ltd, in which developer Joseph Portelli is one of the shareholders. It proposes the demolition of an existing approved agricultural glasshouse, apartments and restaurant, and the construction of six residential dwellings, including the construction of pools and rubble wall, on the site.

Din l-Art Ħelwa had strongly objected “to the further takeup and formalization of ODZ land through requests that can neither be deemed necessary nor justified and which stand to threaten the integrity of the rural environment.

“The request for the development of 6 new residential dwellings on a site which is a visually sensitive ODZ site is completely irregular and unacceptable in principle.” It went on to say that such use can under no circumstances be deemed necessary in the rural area.

The Planning Directorate comments that the development entails the redevelopment of an existing disturbed site, and says it is in line with the general principles of the Rural Policy and Design Guidance 2014. “No new uses are being introduced, whilst the proposed development results in a reduced total area from that approved,” it said.

The case officer’s report reads that the Superintendence of Cultural Heritage (SCH) had noted that the existing development has already led to an impact on the surrounding rural and cultural landscape, and had also said that “the current proposal will lead to further consolidation and formalisation of the site having a negative impact on the rural and cultural landscape,” while requesting further documentation.

In a final note which is listed on the PA website as having been submitted after the case officer’s report was drawn up, the SCH said that “whilst noting favourably the removal of the existing incongruent structures, the Superintendence recommends that the proposal includes all the necessary measures to mitigate any potential impacts on the surrounding rural and cultural landscape. In this regard, it must be ensured that land take-up, landscaping and formalisation respect the sensitive landscape and the topography of the area (…) if during works it results that the proposed rock-cutting will impact on archaeological features or their setting, the Superintendence may request that no rockcutting is carried out. Whilst not opposed to a contemporary design, it is also recommended that the overall massing, volumes, design and use of materials take into consideration the immediate context, so that the development blends in with the surrounding landscape.” It said that in conclusion, the Superintendence recommends that any re-development of the site that is considered is to take into account the above-listed recommendations and mitigation measures.

Meanwhile, the Environment and Resources Authority (ERA) had noted that the site is located in an environmentally sensitive location within the rural area. “Currently most of the site is occupied by past development commitments including commercial and residential buildings which are in a dilapidated state. Therefore, any proposed re-development should take into account the sensitivity of the area and should be compatible with the surrounding rural landscape. In this regard, there should be no encroachment beyond the already existing built footprint. Moreover, the proposal, including buildings and landscaping, should follow the existing natural topography and the surrounding land terracing. Attention should also be given to the design of the proposal, so as to mitigate impact and blend the development with the rural context of the site,” the ERA said.

The case officer’s report reads that during the evaluation of a previous application, namely PA1577/08 (which was an outline development application proposing the demolition of the complex and construction of 13 residential units which was withdrawn), the main concerns were identified. “These were the extent of the land take up, the visual impacts, the proposed land use and the environmental impacts. Following discussions carried out, the issue of the land take up has been tackled through a revised proposal where the proposed disturbed footprint has been reduced. In view that the proposed development will result in a total redevelopment from what currently exists today, a reduction in the proposed volume from previous application PA 1577/08 is also being proposed. With regards to environmental impacts, through consultation carried out with the Environment and Resources Authority, it was noted that the proposed development should not encroach beyond the already existing built footprint and follow the existing natural topography.”

The case officer stated that the total approved residential area of the site is 1175 sqm, whilst adding that the approved terraces and passages results in a total floor area of 1,670 sqm. “The proposed floor area covers a total approximate area of 953.6 sqm whilst adding the proposed landscaping including terraces, ramps, staircases and swimming pools cover an approximate area of 1,643 sqm.” The case officer recommended that the application be approved.

Architect Carmel Cacopardo has objected to the case officer’s recommendation, saying that “there is no necessity to construct villas on this rural site, outside the development zone.” He argues that the manner in which the Rural Policy and Design Guidance is applied cannot run counter to superior quality document, primarily the Strategic Plan for the Environment and Development (SPED) but also the relative Local Plan.” He said that it is provided in the SPED that socio-economic development should ensure that rural areas are not exploited by uses which are not legitimate or necessary.”