13-room guesthouse overlooking Munxar valley set for approval

The Planning Authority is set to approve the conversion of two residential properties in Munxar into a 13-room guesthouse, despite the site's location within a protected valley landscape and objections over its environmental impact.

Application PA/07274/24, submitted by Glorianne Camilleri, proposes the conversion of two dwellings at 4, Triq ix-Xlendi into a guesthouse. The project includes the excavation of a basement for a swimming pool and reservoir, alterations to a pre-1967 vernacular building, and the construction of additional rooms at first-floor and receded roof levels. 

Photomontages suggest that the new building will be stepped and terraced thus mitigating the increase in massing.

The development is proposed within an Outside Development Zone (ODZ) Category 2 Rural Settlement and lies inside the Xlendi–Wied tal-Kantra Natura 2000 site, a designated Special Area of Conservation. It also falls within the Wied ix-Xlendi Area of High Landscape Value and serves as a buffer zone to a Level 1 ecological area.

The Environment and Resources Authority (ERA) initially raised concerns about the proposal but withdrew its objection after the applicant revised the plans to relocate the underground reservoir further inland, away from the valley ridge.

The authority nevertheless imposed a series of environmental safeguards, requiring that excavation and trenching avoid damage to trees and their root systems, that machinery, vehicles and construction materials remain confined to existing road carriageways to prevent encroachment onto the surrounding landscape, and that any disturbed land be restored to its original condition immediately after works are completed.

The Superintendence of Cultural Heritage (SCH) also raised no objection, subject to conditions requiring the preservation of the building's historic fabric, including its double-thickness masonry walls, stone arches and timber beams. Heritage monitoring will also be required throughout the works.

According to the case officer, the proposal complies with planning policy, with the stepped and terraced rear elevation reducing its visual impact when viewed from the valley.

Environmental NGO Din l-Art Ħelwa objected to the application, arguing that it would increase the building's footprint by around 60sq.m beyond the existing committed development and require the removal of mature trees. The NGO also raised concerns over the cumulative impact of further tourism development within the protected valley landscape.

The proposed guesthouse will require four parking spaces under planning policy, based on its 13 guest rooms and four employees. As no on-site parking is being provided, the applicant will instead pay a €17,000 contribution to the Urban Improvement Fund.

Other proposed permit conditions include a €2,300 bank guarantee to ensure heritage monitoring and a requirement that the building's external façades be retained or finished in traditional unrendered local stone.

The application will now be decided by the Planning Authority on 15 July.