Marsascala ODZ project for mall and hotel rejected
Concerns raised over infrastructure, traffic and environmental impact
A controversial planning application to build a shopping mall and a hotel on ODZ land in Marsascala has been rejected by the Planning Authority board.
The board on Thursday objected to application PA/07170/23, which concerns a site at Triq iż-Żagħfran and Triq Sant Antnin, following a recommendation for refusal by the Development Management Directorate.
The proposal included the demolition of existing structures, excavation works, and the construction of three basement levels for parking, as well as an additional basement level to house a supermarket. Overlying this would have been retail outlets, including a gym, takeaway fast food and restaurant outlets. A hotel featuring both an indoor and outdoor pool was also planned.
The applicants were Carmelo Abela, Mario Abela and Joe Attard.
The Marsascala Local Council strongly opposed the development, stating: “The construction of a commercial multi-purpose development on ODZ is a non-starter.”
Residents also raised concerns, with multiple representations submitted online during the hearing. During Thursday's hearing, resident Mary Cassar questioned the impact on the existing infrastructure and traffic.
“I object. It is meant to be ODZ. Also, a lot of cars pass here already, and with this, the traffic will just increase. What about electricity and drainage? Wouldn’t this affect it?” she said.
The Environment and Resources Authority (ERA) also objected, warning that the proposal would result in the use of Outside Development Zone land for urban purposes.
Enemalta highlighted missing technical details, requesting an electrical load breakdown. It noted: “ Please have the developer submit relevant details indicating area loads endorsed by an Electrical Engineer or Electrician as required, and ensure that a development permission for the development in question is not issued before Enemalta gives its no objection.”
The Malta Tourism Authority objected to the proposal “in view of the lack of a detailed layout plan”. It added that, under the Tourism Act, a development permit should not be approved unless the project is granted a Tourism Compliance Certificate, which had not been provided.
The Superintendence of Cultural Heritage also objected, noting that the site is largely undeveloped and borders a rural landscape that reflects traditional agricultural practices, including terraced fields and rubble walls, which merit preservation.
Transport Malta raised concerns about the lack of a Traffic Impact Assessment, which had been requested but not submitted by the applicant.
The project’s architect, Samuel Formosa, was not present at the hearing and was represented by a colleague. The representative said the application was only an outline proposal and that certain studies and consultations had not been carried out for this reason.
ADPD – The Green Party had previously submitted an objection to the proposal and spoken out about how Marsascala should remain a residential town and not be overly commercialised.