Balzan gets 102-apartment complex, rising to five floors

The Planning Authority has approved a large-scale mixed-use development at the Dolphin Complex in Balzan consisting of 102 apartments and 15 shops, rising to four full floors and a receded fifth storey in the immediate vicinity of the Urban Conservation Area (UCA).

The project was approved by nine votes to two, with the only votes against coming from NGO representative Romano Cassar and Balzan mayor Angelo Micallef.

The development is being proposed by Cliton Cassar’s CF Homes Ltd, a company which previously included Joseph Portelli among its shareholders before his exit in December 2025. A previous permit for 88 apartments on the same site had been revoked by the Environment and Planning Review Tribunal.

Balzan mayor Angelo Micallef, who voted against the project, said the fate of two mature ficus trees remains uncertain due to the impact of excavation works. He also questioned the strain the development could place on surrounding infrastructure.

“There are too many questions which remain unanswered and this decision is premature,” he said.

Romano Cassar also voted against, lamenting the absence of an Environmental Impact Assessment and arguing that the project had been “salami sliced” into separate applications to avoid triggering mandatory studies for developments exceeding 30,000sq.m. He referred to an adjacent scheme already under construction on a corner site that once housed a townhouse belonging to former minister John Dalli.

The project architect rebutted the claim, stating that the Environment and Resources Authority (ERA) had screened the application and determined that no such assessment was required.

Although approved, the plans will still require final administrative processing by Planning Authority chairman Emmanuel Camilleri and deputy chairperson Stephania Baldacchino before the permit is formally issued.

Architect Joanna Spiteri Staines criticised the project’s proximity to the UCA and villa area, warning that the building will rise to 17.6m at its highest point.

“Residents are being confronted with the development of 102 apartments. This is in Balzan, not next to some industrial area,” she said.

She also raised concerns about the uncertain fate of the two mature ficus trees.

“The applicant should have the decency to recess the basement to protect the roots of these two trees. I beg the board to protect these trees,” she added.

Resident Sarah Kennard argued that developments next to the UCA cannot be treated like ordinary projects, insisting that five-storey buildings are inappropriate in the area.

Project architect Maria Schembri Grima rejected this, saying similar five-storey developments already exist in the vicinity and define the local streetscape.

“We are proposing something which has already been approved in the same area,” she said.

Regarding the trees, she insisted their root systems would not be affected as the existing basement footprint is being retained.

“The trees will not be uprooted,” she said.

Executive chairperson Johann Buttigieg also intervened, stating that the issue had already been addressed in a previous zoning application and that the intention is to safeguard the trees.

More than 240 objections were submitted against the development, with residents citing traffic congestion and increased pressure on sewerage and electricity infrastructure.

The Superintendence of Cultural Heritage (SCH) had initially raised strong concerns about the scale of the project and its visual impact on the Balzan UCA. Following revisions, it noted improvements including the retention of a historic boundary wall, the reintegration of a niche, and the relocation and restoration of a nymphaeum. While still expressing concerns about height and volume, the SCH acknowledged the surrounding context of similar building heights and recommended approval subject to a €12,000 bank guarantee and monitoring of works.

Environmental concerns focused on two mature roadside ficus trees which give character to the area. Although located outside the development site, objectors fear deep excavation could damage their root systems. The Environment and Resources Authority conditionally required that the trees be protected and stated that they may need to be replaced if damaged during works.

The Planning Directorate said the building height of up to 16.30m complies with the local plan and includes stepped design transitions to respect the surrounding villa context. It concluded that the project does not require a full Environmental Impact Assessment or Social Impact Assessment.