PA approves five-storey block next to cart ruts

A 27-apartment development in Kalkara, near protected cart-ruts, has been approved by the Planning Authority following a contentious planning process that included both a rezoning decision and a full development permit application.

The site had previously been recommended for refusal by case officers.

The Planning Authority’s executive council approved the rezoning of the site (PC/00070/22) in December, shifting the land from a Rural Conservation Area into a development zone.

On Tuesday the Planning Commission also approved the full development application (PA/01546/25), paving the way for a five-storey residential block with 31 garages across three underground levels excavated beneath the site.

The application was submitted by developer Raymond Zammit on land previously considered environmentally and archaeologically sensitive. The site lies close to scheduled cart-ruts and within an Area of High Landscape Value linked to the Harbour fortifications.

Case officers had originally recommended refusal on both the rezoning and development applications. In the zoning case, officials warned that the change would “prejudice the protection status of the Rural Conservation Area, thus running counter to the Local Plan,” noting that the site forms part of a buffer zone intended to safeguard cart-ruts and other heritage assets. The Environment and Resources Authority had also recommended refusal at that stage, citing concerns over potential impacts on mature trees.

Despite these objections, the executive council approved the rezoning, later justifying the change on planning grounds and imposing conditions requiring archaeological monitoring for any future development.

The development application itself was also recommended for refusal. The case officer found that the proposed building exceeded height limitations under planning policies and failed to properly comply with design rules governing stepped massing on sloping sites. It was also found to be in breach of requirements for supporting amenities in larger residential schemes.

The officer’s report stressed that the proposal would conflict with planning objectives aimed at protecting and enhancing the character and amenity of distinct urban and rural edge areas, particularly given the site’s designation as a Rural Conservation Area and its proximity to sensitive archaeological remains.

However, the Planning Commission ultimately approved the scheme following revisions and additional technical submissions addressing some of the earlier concerns, including transport access, sanitary reports, and archaeological mitigation requirements.

The Superintendence of Cultural Heritage maintained that, while the area is archaeologically sensitive, development could proceed provided that full monitoring conditions are implemented during excavation works.

Il-Kollettiv and Wirt il-Kalkara are currently challenging the rezoning decision in court, while the Kalkara Local Council and dozens of residents had formally objected to the development during the planning process.