The Naxxar local council has filed an objection to an application that would see the creation of a mixed-use development comprising of a residential care home, warehousing, and space for commercial uses.

The application is for a site on Triq tal-Labour, Triq l-Imdina and Triq Wied Bordi, in Naxxar. The site, currently hosts concrete and asphalt batching plants and a concrete brick plant. The application would demolish those, and would instead see the site use changed. Aside from the care home, warehousing and commercial space, the application would also see the creation of car-parking spaces and external landscaped parks and piazzas. In order to do this, excavation would take place to level the site.

According to documentation filed with the application, the proposal includes more than 45,240 sqm of warehousing area, and 625 regular parking bays, on top of which there will be 11,241sqm mixed commercial space, as well as space for clinical services and a residential care home with one part reaching five floors. The area above the mixed commercial space is planned to be a landscaped area. Other landscaped areas are also planned at different levels.

In terms of the proposed height of the project, according to drawings filed with the application, the buildings would rise just slightly higher than the current wall on the western side of the site, which is going uphill.

The Environment and Resources Authority (ERA) notes that the site lies outside the development zone. It said that it is "not averse to the development of a residential care home, external landscaped parks and piazzas duly confined within the quarry void, however such uses might be in conflict with the proposed commercial and mixed-use aspects. The proposal should respects the surrounding landscape and topography. Should this proposal be considered further, the submission of a Project Description Statement in line with the Environmental Impact Assessment Regulations is required," the ERA said.

In its first submission, the Naxxar Local Council spoke of the need for the very careful consideration of the development in the strategic context, given the location of the site within the designated Strategic Open Gap. In its second, most recent submission, the local council took a far stronger stance and "strongly objects" to the proposal. "The proposal is in direct conflict with established planning policies, particularly Policy CG25 of the Local Plan, which aims to prevent urban sprawl and safeguard strategic open spaces for ecological, agricultural, and recreational purposes," the council said.

It said that Strategic Open Gaps (SOG) serve as essential buffers to prevent the coalescence of urban areas. The council said that a particular policy "explicitly restricts urban development within these areas, permitting only essential small-scale utility infrastructure under stringent conditions. The proposed development does not align with any of the allowable uses within the SOG, which include:  Enhancing attractive landscapes and improving derelict land through habitat recreation, rural afforestation, and soft landscaping schemes; Nature conservation and the improved presentation of important habitats; Promoting arable agricultural land uses; Improved access to the open countryside through country pathways and cycle routes; Providing opportunities for public informal recreation."

"The introduction of a large-scale elderly home and a commercial outlet within this zone would compromise the fundamental purpose of the SOG and set a dangerous precedent for further encroachment."

The council said that while it is recognized that the site is already developed, it asserts that this does not justify further intensification of urban development. "Instead, it presents an opportunity for ecological restoration and rehabilitation, aligning with Malta's broader strategy for sustainable land use."

"In particular, former quarries in Malta have been successfully repurposed for afforestation, biodiversity enhancement, and renewable energy projects. The rehabilitation of this site into a green open space would contribute to the ecological and recreational value of the area, as opposed to further urbanization that directly contradicts planning objectives," the council said.

The council also said that the proposed development includes a substantial provision for 665 car parking spaces, "indicating a significant increase in traffic volume." This, it said, raises concern, including that the development would place additional strain on the existing road infrastructure.

The Council emphasized the need for a Transport Impact Assessment (TIA) to determine the full implications of this development.

In terms of environment considerations, the council said that the proposed development is likely to result in the loss of open and green spaces. "The introduction of built-up commercial and residential structures would replace potential green space, contrary to national efforts to preserve and expand Malta's natural landscapes. "

It also said that the scale and nature of the development "would significantly degrade the landscape character of the area, diminishing its scenic and ecological importance."

Instead of an urban development project, the site should be rehabilitated in a manner that: Preserves the natural landscape and biodiversity; Enhances public accessibility to green spaces through sustainable infrastructure such as walking paths, cycle routes, and pedestrian crossings; Promotes sustainable mobility and reduces congestion; Protects heritage vistas and ensures the scenic integrity of the surrounding environment, the council said.

It urged the Planning Authority to reject the proposed development.