PA set to refuse 12 ODZ bungalows in Mistra

The Planning Authority is recommending refusal of plans for the construction of 12 bungalows on a 15,300sq.m Outside Development Zone (ODZ) site at Ix-Xaghra tal-Kortin, off Mistra Road, San Pawl il-Baħar.

The application, filed by Raymond Vassallo, seeks outline permission for the demolition of existing structures, excavation of the site, and the construction of 12 bungalows with basement garages, an underground driveway and an administration building. 

The application which goes back to 2009 is scheduled to be decided by the Planning Board on 23 July.

The Development Management Directorate (DMD) has concluded that the proposed residential development is not supported by planning policy and would harm a highly sensitive rural and ecological setting.

The site lies outside development boundaries and is located adjacent to areas designated as Areas of Ecological Importance and a Special Area of Conservation (SAC) of international importance under the EU Habitats Directive.

It also forms part of an area identified as a buffer zone for the protection of karstland and lies within a wider landscape recognised for its scenic value, including an Area of High Landscape Value.

The application attracted almost 200 representations, including objections from environmental organisations such as Moviment Graffitti, BirdLife Malta, Din l-Art Ħelwa and Flimkien għal Ambjent Aħjar.

Objectors argued that the proposal would result in the urbanisation of a rural area, damage garrigue habitats, increase traffic and introduce noise and light pollution into an ecologically sensitive corridor.

The case officer noted that the site previously hosted tanks associated with a former oil storage installation, but argued that these structures could not be considered existing buildings that would justify redevelopment under rural planning policies.

The report states that the former tanks were infrastructure rather than buildings and therefore could not be used as a basis for applying the Rural Policy and Design Guidance provisions allowing limited redevelopment of existing structures outside development zones.

The DMD also rejected the argument that the former industrial use justified new residential development, stating that the site was “regaining its original, pristine, natural status” as vegetation had reclaimed much of the area.

A previous version of the application had proposed a health farm, but this was later changed to the current residential proposal. The application was republished following the material change.

The case officer referred to previous environmental concerns raised by the Environment Protection Directorate, which had warned that development in the area could affect garrigue habitats, the nearby SAC and the wider landscape character.

The report concludes that the proposal would represent an unacceptable formalisation of development in a rural coastal area and recommends refusal.

The recommended refusal is based on four reasons, including conflict with rural development policies, the loss of protected garrigue habitat, harm to the traditional rural landscape, and the impact on a sensitive ecological setting containing Areas of Ecological Importance and Natura 2000 protections.