New five-storey blocks envisioned for Qawra

Qawra is set for more intensive residential development as the Malta Environment and Planning Authority is considering the approval of a new zoning permitting five blocks (of five storeys each) which are set to replace a number of semi-detached villas on 3,700 square metre site along Qawra Road.

MEPA is set to change the zoning of this site by approving a Planning Control Application presented by the owners of the villas. The application is requesting the change in zoning of the site from semi-detached villas with a maximum site coverage of 40% and a building height limitation of two floors to a "tourism zone", with a maximum site coverage of 50% and a building height limitation of five floors plus semi-basement and overlying penthouse.

The changes were already foreseen in the North West Local Plan of 2006, through a site-specific policy which allocated this site for development as a "tourism zone" where five storey development is allowed.

The policy required a master plan for the whole site supported by the owners of 75% of the gross floor area. The policy was aimed at guiding the future development of the site and ensuring a balance between the demand to develop land more efficiently and intensively, along with the needs of the existing residents, while also taking into consideration MEPA's goals of improving the public realm.

The first Town Planning Scheme for Qawra laid out in 1963, had allocated the site for detached villas with a maximum building height of 27 feet and site coverage of 25%.

In 2001, the site was proposed for re-zoning by the public consultation draft of the North West Local Plan on 40% site coverage, a building height of five floors plus semi-basement and a minimum site area of 4,000sqm. In 2006, the site was identified for re-zoning by the North West Local Plan with 50% site coverage, a building height of five floors and a side curtilage of 3m.

The master plan presented by the developers was amended twice in an attempt to comply with the requirements of the local plan. In the process of this application, the number of building blocks was reduced to five from seven. The five building blocks comprehensively do not exceed the 50% site coverage and a 3 metre front garden is indicated along the frontage facing the public road.

The application does not give the five storey blocks an automatic right for a penthouse and a condition has been included to ensure that there is no uncertainty regarding the interpretation of building heights for this site. 

According to Enemalta, a new substation may be required to meet the increased energy demand in the area. The St Paul's Bay local council had no objection to the development.