Plans for the construction of a five-star tourist complex at an ODZ British-era barracks site in Mosta have been recommended for refusal by a Planning Authority case officer.

The application, filed by Manatura Operations Ltd, linked to businessman Conrad Borg, seeks the demolition and rebuilding of some structures, the excavation of the site and the construction of a total of 30 hotel rooms, a spa, a restaurant, swimming pools, and six "luxury guest tents."

The site itself measures just over 7,000 square metres and is located in an area in Mosta known as il-Busbesija, which is in an Outside Development Zone.

The site is in an abandoned and dilapidated state and includes 11 structures used in the past by the British military, which is the only surviving example of a heavy anti-air barracks complex, and a number of other ruins.

The land was leased to a developer by the government in 2020 through a unanimously approved parliamentary resolution.

In the report, the case officer said that the development is "not acceptable in principle" as the demolitions and re-construction and demolition and re-location of structures, additional usable floor space and excavation of basement levels within a British barracks complex that shall be rehabilitated, do not comply with the Rural Policy and Design Guidance which aims to enhance buildings of significance while disrupting to the minimum their setting.

The proposal therefore also runs against the Strategic Plan for Environment and Development (SPED) "which only allow for development Outside Development Zone which is legitimate or necessary and promote the reuse of existing structures worthy of conservation, in a manner which is compatible with the rural character and preventing formalization of the countryside."

The case officer also expressed concerns that the rear part of the site does not form part of the Barracks complex, and therefore would result in the loss of agricultural land.

Finally, the case officer said that the proposed tents and outdoor pools - of which there is one communal pool and other private pools adjoined to hotel rooms - "are considered visually not suitable within the rural context in which the site it is located and with the Barracks buildings."

This takes into consideration that the site is in an area of high landscape sensitivity and borders two areas of High Landscape Value - Chadwick Lakes and the Victoria Lines - and the SPED which "aims for the safeguarding and enhancement of cultural heritage within its natural setting."

For the reasons outlined above, the case officer recommended that the proposal be refused.

The Mosta local council, and NGOs Moviment Graffitti and Din l-Art Ħelwa had also filed objections to the proposal.

The application will be heard by the Planning Board on 23 July.