MEPA divided over Gozo hotel plans ahead of demerger

In what could well be the last showdown between MEPA’s environmental and planning arms before they are split up under the authority’s demerger, the Planning Directorate has overruled objections from the Environment Directorate to recommend the approval of a new hotel in Marsalforn, which will take up 530 square metres of land outside development zones (ODZ).

The conflict is a foretaste of future conflicts between rival environmental and planning authorities after MEPA is split into to distinct authorities.

While the hotel building itself is restricted to a part of the site which is within the development zones boundary, a swimming pool, a small bar, an area for tables and deckchairs and a landscaped area are planned on the ODZ site.

In an internal memo dated 5 August, the EPD reiterated their objection to the proposed development arguing that the development in the ODZ part would lead to urban sprawl in the adjacent rural area. “This will result in the development and formalisation of the undeveloped parts of the valley sides of il-Wied ta’ Marsalforn and would contribute to environmental degradation and the loss of undeveloped rural land and topographical features.”

The EPD also proposed that when issuing the permit MEPA should impose a condition limiting development to within development zones.

“The undeveloped land beyond the development zone boundary shall be used exclusively for agricultural purposes and shall be kept free from development of whatever nature.”

But this condition was ruled out by the Planning Directorate, which insisted that due to the existing terrain, which consists of third party fields being three metres higher over the proposed swimming pool area, no visual impact is envisioned.  

Photomontages presented by the developers also indicate that the ODZ development will not be visible from the rear of the hotel.

The Planning Directorate also pointed out that 150 square metres of ODZ land were already committed for a similar pool development in previous permits.

The area earmarked for the swimming pool and bar is scheduled as an Area of high landscape sensitivity in the local plan. Such a designation normally rules out any development.  

The case officer report is recommending approval of the new 6-storey hotel.  The development is only possible due to the new policy allowing hotels to add two extra storeys over and above the height limitation established in the local plan.  

The case officer report describes the new hotel as an “iconic building” which respects the context and the scenic value of this area.

The 4-star hotel, which is being proposed by Pristina Properties, owned by Victor Bigeni, is set to include 87 double bedrooms, a restaurant, conference facilities, a gym, health and spa facilities, an outdoor pool, an indoor pool, and underground parking for approximately 43 cars.