PA case officer recommends Qrendi development despite hundreds of objections

A Planning Authority case officer has recommended the approval of a 46-unit residential development on the edge of Qrendi’s village core, despite more than 1,000 objections warning that the project would overwhelm the locality’s historic and rural character.

The application ‒ PA/03299/24  ‒ filed by Ciantar Properties Ltd, proposes the restoration of an existing vernacular building at 59, Triq il-Kurat Mizzi, and its integration into a five-floor residential development extending onto vacant land with a frontage on Triq il-Konvoj 1942.

The project would include eight maisonettes, 26 apartments and 12 recessed units, together with two basement levels containing 47 private car garages, seven public service garages and domestic stores.

The site abuts Qrendi’s Urban Conservation Area and lies close to the Outside Development Zone. It is also situated near the parish church and directly opposite the primary school and a school for children with disabilities.

Objectors argued that the project is excessive in scale, out of keeping with the surrounding streetscape, and likely to dominate the village core. They also raised concerns about traffic, parking, infrastructure, excavation impacts, overlooking, construction dust and noise, and the loss of mature garden space that may serve as a habitat for wildlife.

Several objections focused on the existing vernacular building on the site, described in the case officer’s report as dating back to at least 1911. Residents argued that, although the latest plans retain the building’s façade, its incorporation into a much larger apartment block would effectively strip it of its character.

In his report, however, the case officer concludes that the development is in line with the South Malta Local Plan and DC15 planning policies.

The report says the site lies within the development zone and is zoned residential. It concludes that the proposed heights comply with the applicable limitations: three floors and basement along Triq il-Kurat Mizzi, and three floors and semi-basement along Triq il-Konvoj 1942.

The elevation of the building as seen from Triq Il-Konvoj 1942. Photo: Planning Authority

The officer acknowledges that the project is a substantial redevelopment, but says the retention of the vernacular frontage, together with recessed upper floors and terracing towards the UCA, would reduce visual impact and provide an appropriate transition to the conservation area.

The Superintendence of Cultural Heritage had objected to the original demolition of the vernacular building, identifying cultural heritage value in the property. However, following revised plans, it said the scheme was acceptable in principle, subject to conditions, because the building would be retained and integrated into the project with minimal alterations.

The case officer also says no objections were raised by the competent environmental authorities and that the development is not classified as requiring an Environmental Impact Assessment.

The sheer scale of development will overwhelm historic core

Concerns about potential damage to neighbouring wells, cisterns, rubble walls and boundary structures were treated as civil and technical matters outside the planning remit, with the report noting that any permit would be issued saving third-party rights.

The recommendation is to grant permission subject to several conditions, including monitoring by the Superintendence of Cultural Heritage, a €7,000 heritage-related bank guarantee, a separate Building and Construction Authority guarantee, and conditions imposed by Enemalta, the Water Services Corporation and the Environmental Health Directorate.

Moviment Graffitti has strongly criticised the recommendation, saying the Planning Authority’s position “should alarm not only residents and all those who care about this locality, but also everyone concerned about the beauty of our country and the well-being of its communities”.

The NGO said the proposed development, rising to more than five storeys above street level, would “engulf” one of the oldest rural structures leading into the village core beneath several floors of apartments.

“The sheer scale of this development, together with the activity it will inevitably generate, will overwhelm the historic core of Qrendi and jar with the village’s rural character,” Moviment Graffitti said.

It also noted that the Planning Authority had initially recommended the project for refusal, citing policies requiring development to respect its context. According to the NGO, the new recommendation for approval follows only minor changes, while the “excessive, unsustainable massing remains virtually unchanged”.

The NGO said it supports residents opposing the project and called on communities across Malta to resist what it described as the continued sacrifice of localities “in the interests of a privileged class of developers”.