PA defers sanctioning decision on 9,657sq.m sprawl in Gianpula

The Planning Authority has deferred an application for the sanctioning of a wide range of unauthorised alterations and structural interventions carried out over the years at the Gianpula entertainment complex in Żebbuġ - an ODZ site covering around 33,350sq.m.

According to the case officer report, which recommended approval, the regularisation covers approximately 9,657sq.m of entertainment areas and ancillary facilities spread across the Gianpula farmhouse, the main grounds, Club Phoenix, Marrakech Club, outdoor areas and the access road.

The board requested updated noise and parking studies before deciding on the application.

The application also seeks to sanction structural interventions in underground caves and cellars beneath the farmhouse, together with accessibility improvements and upgraded visitor amenities.

Various board members expressed concern on several aspects of the application, including the fact the last comprehensive noise study dates back to 2017 and the use of an agricultural field as a parking area.

NGO representative Romano Cassar had clearly indicated he intended voting against the application, in line with his position against what he described as the “build now, sanction later malpractice”.

Board member Andrew Ellul wanted clearer plans on the parking issue and an update to noise studies carried out in 2017.

The PA intends to impose a €100,000 fine if the establishment is sanctioned.

The case officer had recommended approval despite the objection of the Environment and Resources Authority, which had recommended refusal, arguing that years of incremental unauthorised development had urbanised the rural ODZ site through excessive land take-up, hard landscaping, noise and light pollution.

It warned that approval would reward a “fait accompli”, encourage further sprawl and conflict with policies protecting agricultural land, landscapes and the rural environment.

Noise studies date back to 2017

Board chairman Emmanuel Camilleri said his major concern was noise pollution rather than the land use issue.

“Gianpula has been there a long time and has been enjoyed by different generations of young people. But complaints on noise from surrounding areas have persisted over the years,” he said.

Architect John Attard replied that since 2017 the establishment has been tackling the problem through a number of mitigation measures and that regular noise surveys are held.

Chris Calleja, a noise consultant, insisted changes introduced in recent years have reduced the noise impact. He even mentioned episodes where noise reports were made when Gianpula was not even open. Mitigation measures included changes to the sound system design and the installation of sound barriers.

He also referred to a study conducted in 2017 showing that noise from Gianpula in neighbouring localities amounted to around 40 decibels, which is within acceptable limits. However, no further noise studies were carried out since then.

He admitted that some noise from Żebbuġ, Rabat and Attard can be heard, but not all noise constitutes a problem.

When asked by a different board member why noise studies were not conducted after 2017, Calleja replied that 2017 represented the worst-case scenario and that, although complaints are still made, investigations showed that none resulted in noise levels exceeding those recorded in 2017.

He insisted that the situation has actually improved since then due to steps taken to address the issue. He also confirmed that no further mitigation measures can be taken.

The second major issue of contention was the use of an agricultural field as a parking area, with board members insisting that its use should not be formalised and should be limited to seasonal use.

Case officer recommendation

The case officer report concluded the proposal is acceptable because it regularises an established entertainment use that has existed for decades and is supported by long-standing police and trading licences.

It argued that the alterations mainly provide ancillary facilities and modern amenities, including accessibility improvements, sanitary facilities, traffic management measures, fire safety upgrades and landscaping.

Transport concerns were addressed through revised parking and traffic proposals, while heritage issues are to be dealt with through conditions requiring further clearance from the Superintendence before an executable permit is issued.

During the meeting, architect John Attard said that the regularisation is intended to regularise a licensed activity which, by its nature, requires sanitary facilities, bars, landscaping and screening.

As regards the traffic impact, he claimed very few patrons now come to the complex by car, with most arriving by taxi and minibuses, saying that the impact on traffic is minimal.