Refusal recommended for ODZ hotel plan at Busbesija barracks site

A planning application for a five-star tourist complex at the Busbesija military barracks site in Mosta has been recommended for refusal.

The land was leased to a private developer by the government through a parliamentary resolution in 2020 that was approved unanimously. The project is being proposed by Manatura Operations Ltd, linked to businessman Conrad Borg.

However, the planning directorate has warned the project involves excessive intervention in ODZ land and fails to meet key policy requirements on rural development, heritage protection and agricultural land safeguarding.

The proposal concerns a 7,000sq.m site outside development zone boundaries which was leased to GP Borg Ltd for 45 years following an expressions of interest process initiated in 2015. The government sought to lease out the site, which is a former British-era military installation, for tourism purposes.

A public hearing on the application by a Planning Commission composed of three members has been scheduled for 17 July 2026.

The scheme envisages a 30-room hotel, including the conversion of existing limestone barracks into accommodation and facilities, together with extensive excavation works to create two underground basement levels for a spa, conference rooms and additional guest accommodation. It also includes private pools, a communal pool, six luxury tented units and extensive landscaping.

However, in its assessment, the planning directorate concluded that the proposal is not acceptable in principle under ODZ policy frameworks governing rehabilitation of historic buildings, citing substantial demolition, rebuilding and intensification of use that go beyond what is permitted for rural structures of historical significance.

It further found that the development extends beyond the committed footprint of the barracks complex, resulting in the formalisation of areas considered agricultural or undeveloped countryside. This was deemed to conflict with rural protection policies.

The report also raises concerns over the scale of excavation works and the introduction of two basement levels, stating these are excessive in an ODZ context and not envisaged under the applicable rehabilitation policy framework.

Visual and landscape impacts were also flagged, particularly the introduction of tented accommodation and leisure infrastructure within an Area of High Landscape Sensitivity bordering rural and archaeological sites, including the Victoria Lines.

The site contains a cluster of abandoned Second World War-era military structures, including storage huts and ancillary buildings, which the proposal seeks to dismantle, restore and reconstruct. The directorate noted that the extent of intervention proposed would affect their authenticity and setting.

Consultations with heritage, environmental and transport authorities also highlighted concerns over archaeological sensitivity and traffic access through narrow rural roads.

The planning directorate is recommending refusal on multiple grounds, including non-compliance with rehabilitation policy, land take-up outside the core barracks footprint, and unacceptable visual and environmental impacts.

The Mosta local council, Din l-Art Ħelwa, Moviment Graffitti and others objected to the proposed development.