The Planning Authority on Thursday approved a 13-storey mixed-use development in Xlendi proposed by Excel Investments, owned by Joseph Portelli and Mark Agius. The project received nine votes in favour and one against, with the sole dissenting vote cast by NGO representative Romano Cassar.

The approved plans include 46 residential units, a 180-square-metre convenience store, and a series of garages and car spaces distributed over 13 levels. The 846-square-metre site lies on a narrow street and had previously been cleared for the demolition of an existing two-storey structure in 2021, when a hotel had originally been proposed.

The decision, initially scheduled for November, was postponed due to the unavailability of developer Mark Agius.

According to the planning officer's report, the site's pronounced slope - with around 16 metres' difference between Triq San Xmun and Triq il-Punici - allows the building to comply with height limitations when measured from both street levels. The design incorporates several setback levels to follow the street gradients, in line with policy requirements for sloping sites. Section drawings show that these recesses correspond to the existing urban profile, and the chosen façade materials were deemed compatible with surrounding structures.

Although the convenience store exceeds the 75-square-metre guideline typically applied to such locations, the case officer considered its scale moderate and acceptable within the local context. Nonetheless, environmental NGOs lodged formal objections, citing the project's visual impact, potential strain on infrastructure, and increased traffic. Nearby residents also expressed concerns regarding the narrowness of the street, its ability to handle intensified activity, and potential safety issues relating to excavation. One resident noted that the original excavation permit had been issued for a hotel rather than a residential block.

During the meeting, Board chairman Emmanuel Camilleri stated that while he understood residents' concerns, the board was obligated to assess applications strictly against established policies.

He emphasised that safety matters fall under the responsibility of other authorities, such as the Building and Construction Authority, and encouraged residents to pursue their concerns through those channels. Camilleri added that the project generally appeared consistent with current planning rules, though he highlighted irregularities in the proposed recessing. He recommended that the seventh floor be further set back, a modification the developer accepted.

NGO representative Romano Cassar raised the issue of missing photomontages requested by the Superintendence for Cultural Heritage (SCH). The planning directorate confirmed that these had not been submitted, but argued that the SCH had no remit over the design of compliant urban buildings.

In 2024, however, the SCH had expressed concern about the project's scale and its "inevitable impact" on Xlendi Bay's visual integrity, pending the photomontages showing views from key cultural and scenic points.