Proposed elderly home out of scale with Għarb’s rural character, ERA says

The Environment & Resources Authority (ERA) has raised objections to a proposed residential care home for the elderly in Għarb, citing concerns over its scale, visual impact, and encroachment into rural areas.

The project, proposed by Mario Dimech (PA/01069/26), involves the part demolition of existing properties along Triq Birbuba and Trejqa tas-Sisien, to construct a 152-bed residential care facility.

The site which includes adjacent land covers approximately 3,911sq.m and lies on a steeply sloping plot descending toward a rural valley at the rear, adding to concerns about visual intrusion. 

As proposed, the new development will involve the addition of two to three levels over existing buildings and infill areas and would intensify development facing the ODZ.

According to ERA’s assessment, the development site straddles the Outside Development Zone (ODZ), and the proposed structure would significantly alter the surrounding rural landscape.

ERA noted that the building’s size and design are disproportionate to the existing structures in the area, creating a visually dominant presence that would compromise the rural character. The removal of existing trees for paving and construction is also flagged as a concern, intensifying urbanisation beyond the established development boundary.

“The proposed development is considered objectionable due to its scale and potential to disrupt the integrity of the rural setting,” ERA stated in its 17 March correspondence to the Planning Authority.  

The authority also noted that a Project Description Statement (PDS) would be required under the Environmental Impact Assessment Regulations for further processing. However, ERA emphasized that submission of a PDS would not address the fundamental objection concerning the project’s scale and visual impact.

Part of the site is already earmarked for the development of four terraced houses with ODZ pools by another applicant but the decision to issue the permit is pending an appeal.

In parallel, the Superintendence of Cultural Heritage (SCH) has reserved its judgement pending the submission of 3D aerial views but expressed concerns about the proposed development’s scale relative to the established character of Gharb. It has also asked for detailed images of the existing building and its courtyard, photographs of surrounding fields, a Works Method Statement for the preservation and integration of the vernacular structure, and supplementary elevation drawings.

Over a hundred objections have been presented by residents over the past weeks.