Controversial Qrendi development kicked upstairs after 1,000 objections

A controversial five-storey residential development on the edge of Qrendi’s historic core will now be decided by the Planning Authority’s highest decision-making board after the planning commission kicked the application upstairs.

The referral means the project will no longer be decided by the three-member planning commission responsible for lower-scale permits, chaired by Stephania Baldacchino, but by the 13-member Planning Board, which is mostly composed by government appointees but also includes an NGO representative and the local council.

The case officer had recommended approval despite more than 1,000 public representations opposing the project, which is located around 85 metres from Qrendi parish church and opposite the locality’s primary school.

The application, submitted by Ciantar Properties Ltd, a company owned by Malta Developers Association council member Darren Ciantar, proposes the restoration and integration of a vernacular building dating back to at least 1911 on Triq il-Kurat Mizzi, together with a five-storey residential extension on adjacent vacant land.

The development includes 46 residential units, comprising maisonettes, apartments and recessed penthouses, spread over five floors, together with two basement levels containing 47 private garages and seven public service vehicle spaces.

Architect Tara Cassar, representing objectors, told the commission that the proposal failed to respect the character of the surrounding area, particularly given its proximity to the Urban Conservation Area (UCA).

She noted that the development fronts two streets where the prevailing height is one or two floors, including areas outside the UCA boundary.

Cassar also challenged the developer’s visuals showing neighbouring five-storey buildings, arguing that these represented hypothetical developments which would themselves be contrary to planning policy.

“There are no five-storey buildings in the area. We need to respect the character of this place. The development will dominate the skyline and create blank party walls a short distance from the church.”

Moviment Graffitti and Il-Kollettiv are among the objectors, arguing that planning height limits should not be treated as automatic development rights but as maximum thresholds requiring a proper assessment of context and design impact.

The Superintendence of Cultural Heritage (SCH) had initially described the proposal as “unacceptable from a cultural heritage perspective”, warning that the scale and massing would create overbearing party walls and dominate the edge of Qrendi’s historic core.

The heritage watchdog had also warned that such development outside the UCA and close to the parish church could trigger a “domino effect” of similar projects, gradually eroding the village’s historic character.

However, after revised plans retained and integrated the historic farmhouse and introduced terraced building forms intended to create a transition towards the UCA, the SCH withdrew its objection.

The case officer concluded that the project complies with the South Malta Local Plan and DC15 policies, arguing that the stepped massing and retained historic frontage provide an “acceptable transition” towards the adjacent Urban Conservation Area.

The application has now been left for the Planning Board to decide.