Abandoned farm earmarked for ODZ wellbeing centre

An application (PA 3678/26) has been submitted to demolish a disused livestock farm at Ta’ Gebel Ghawzara in Bidnija and replace it with a wellbeing centre comprising of 11 bungalows housing 28 rooms and 30 bedrooms, together with ancillary facilities including parking, a swimming pool and extensive landscaping.

The application, which is still at an initial stage, was presented by developer Francis Gauci.  The livestock farm is located in the open countryside 450 meters away from San Pawl Milqi chapel.

Plans submitted by architect Ray de Micoli show that the new buildings, including the bungalows, reception area and wellness facilities, will occupy a footprint of 849sq.m. A further 1,396sq.m will be devoted to hard landscaping, including paved areas and the pool area, while 3,172sq.m will be landscaped with trees, including the planting of a new olive grove.

The existing livestock farm occupies a built footprint of 1,864sq.m. The plans also include the construction of a tower structure intended as an architectural feature.

The proposal faces a significant policy hurdle. As things stand, the development would have to be assessed under the 2014 Rural Policy, which generally prohibits the construction of new dwellings in rural areas unless they replace structures that had previously been used as residences.

However, the policy does allow exceptions where proposals result in a “wider environmental benefit” and can be adequately serviced by the existing road network.

The developer will therefore have to demonstrate that the proposed wellbeing centre delivers such environmental benefits and complies with the requirements of the Rural Policy.

The case is likely to attract scrutiny because it involves the redevelopment of a large abandoned agricultural structure in an Outside Development Zone into a commercial tourism and wellness facility.

The central question will be whether the project represents a genuine rural regeneration initiative with environmental benefits or whether the existing livestock farm is effectively being used as a stepping stone for a new commercial development normally not allowed in the ODZ.