The Environment and Planning Review Tribunal (EPRT) revoked a permit for a large apartment block in Balzan on Thursday and ordered a re-examination of the plans by the Planning Authority under new parameters.
The permit was granted by the Planning Authority in September.
The project, linked to developer Joseph Portelli through his business partner, Clifton Attard, would have seen the construction of 80 apartments, retail and office space, a bank, a restaurant, 69 basement garages, 70 car spaces, a gym, and a pool on the site of the abandoned Dolphin Centre.
Balzan local council, neighbouring residents Dorianne Mifsud, Rebecca Busuttil and Sarah Kennard and NGOs Din l-Art Ħelwa and Flimkien għal Ambjent Aħjar filed the appeal.
The EPRT said a fresh revision of the plans should ensure that the maximum allowable height was in line with planning policy, with the maximum number of allowable floors capped at three with one receeded floor and an "adequate transition" with the surrounding properties.
The new plans must also clearly indicate the presence of two mature Ficus trees on site as well as the remaining features from the demolished historic Villino Birbal.
The existing nymphaeum must be adequately dismantled and re-integrated into the new plans according to a method statement approved by the Superintendence of Cultural Heritage.
The tribunal also ordered an updated traffic generation report as well as reports about the management of rainwater and ventilation in the proposed building.
Objectors had accused the developer of 'salami slicing' the project to avoid the additional scrutiny of an environmental impact assessment.
FAA: Planning Commission decision should be investigated
In a statement, Flimkien għal Ambjent Aħjar (FAA) welcomed the tribunal's decision.
"It was obvious from the start that a project of this scale was totally incompatible with the surroundings, given that it is located in a flood risk area facing the Balzan Urban Conservation Area and would add to the existing flooding, pollution and traffic problems in an area which is gridlocked on a daily basis," it said.
"The EPRT's decision to revoke the present plans on the grounds of the height, lack of proper traffic studies and impact on protected trees is a game-changer for future mega-project applications," it added.
The FAA however, condemned the Planning Authority commission for having totally ignored the residents' and NGOs well-founded objections as well as their proof of infringements on building depth, of their legal right to privacy, and the fact that this was a clear case of salami-slicing, as the plans interlocked with the applicant's adjoining project.
The group said that the Environment Planning Commission's decision should be investigated and the Chamber of Architects should also look into this matter, particularly the architect's failure to declare a protected well and a historic nymphaeum, which formed part of the original scheduled Villa Birbal.