PA approves ODZ horse-riding school in Landrijiet

The Planning Commission has approved a controversial application to convert an existing stable complex in Rabat into a horse-riding school with lecture room and ancillary sleeping quarters.

The decision overturned an earlier recommendation for refusal by planning officers.

The application, submitted by Stephen Ciangura, concerns a site at Tal-Landrijiet, outside the development zone (ODZ), where stables had already been approved through previous permits.

In a unanimous 3-0 decision taken on 10 June, the commission chaired by Martin Camilleri approved the proposal after a series of revisions that removed some of the most contentious elements from the original application.

The scheme initially included an equine products shop and an ancillary catering facility. Planning officers had recommended refusal, arguing that the proposal introduced uses that were not contemplated by rural planning policies and risked intensifying urban-type activities in the countryside.

The original Development Permission Application Report also raised concerns over a lecture room and accommodation facilities proposed as part of the development. Officers argued that these uses were not covered by the Rural Policy and Design Guidance and did not satisfy the policy criteria regulating changes of use in ODZ areas.

Environmental concerns were also raised by the Environment and Resources Authority (ERA). In its consultation response, ERA described the proposal as a “clear shift from rural to urban-type uses” and objected to the development on environmental grounds. The authority warned that approving the application could create future pressure for similar development in the surrounding rural area.

The Agriculture Advisory Committee (AAC) adopted a more nuanced position. While it raised no objection in principle to the conversion of the site into a riding school, it objected to the equine products shop, catering facility, lecture room and ancillary accommodation.

During the processing of the application, the Planning Commission repeatedly deferred the case and requested amendments. The applicant subsequently removed the proposed shop and catering facility.

In its final justification, the commission noted that the latest drawings addressed the original reasons for refusal because the equine products shop and catering facility had been removed.

The final permit retains the horse-riding school, a lecture room and four sleeping quarters described as ancillary accommodation. The commission approved the scheme subject to a condition stating that the sleeping quarters cannot be used for tourism-related purposes under any circumstances. The board also asked for a revision of plans “to indicate the labelling of sleeping quarters instead of bedrooms”.

The application also raised questions regarding unauthorised development on site. Revised demolition drawings were submitted identifying structures earmarked for removal. A fine is applicable where the permit sanctions illegal development already on site.