With permits in hand, the work on the Lm35 million Pendergardens project in St Julians has started, amid a chorus of disapproval from residents and entrepreneurs.

The development, which consists of a mix of high-storey residential and commercial areas and "ample open spaces", has just been given the green light by the Malta Environment and Planning Authority.

However, the project is overshadowed by a judicial protest filed last week against Mepa by residents and proprietors of businesses in St Julians claiming Mepa circumvented its own procedures in complicity with the developers when it approved the project.

At a press conference to launch Pendergardens yesterday, Pender Ville Ltd chairman Edmund Gatt Baldacchino defended the project saying the position of the two towers had been changed around to avoid casting shadows over residents' properties.

"We interpreted the development brief to use the floor area ratio by going up, to create more open spaces. The position of the towers has also changed and the shadow will now mostly fall on the main road, not residential areas," he said.

Asked whether there was a demand, in the light of so many residential complexes mushrooming all over the island, Mr Gatt Baldacchino expressed confidence in the location.

"True, there is a lot of development coming on stream and there is the debate of demand and supply, plus competition. However, location is crucial and we are confident we have a supreme location," he said.

"We went into a lot of detail to create a product the consumer is looking for - a lifestyle with open spaces and convenience."

The entire project, which should be completed within five and a half years, involves the development of the Pender Place and Mercury House sites.

The developers will shortly be selling residences even overseas, mostly focusing on Scandinavia and the UK.

Mr Gatt Baldacchino said Pendergardens was given the green light following the recent Mepa public hearing, which was held after a lengthy planning process of no less than 16 months. This included the submission of several detailed studies such as a full environmental impact assessment, traffic impact statements and waste management plans.

The gated residential development will be targeted at the upper/middle market segment and priced accordingly. The residential zone will be totally car free to provide a safe, quiet and tranquil environment within walking distance of Spinola and St George's Bay.

According to the plans, practically all the 333 residential units will overlook the landscaped piazza (the size of Piazza Regina in Valletta set on two tumoli of land), or the landscaped pedestrian streets. The higher-level apartments will enjoy panoramic views of Spinola, Balluta Bay and beyond.

Pendergardens also includes a substantial area for 16 semi-detached villas, which will be accessible through a private landscaped road reserved solely for the owners. These villas will create a buffer for the existing villas in The Gardens.

The complex will also have 570 residential car park spaces, accessible only to residents, plus another 290 spaces for the public, which will have a separate entrance. Meanwhile, the Mercury House site will have 260 public car park spaces.

The actual built-up area within Pendergardens takes up 43 per cent of the footprint.

The Mercury site will focus around a very large open public piazza surrounded by a mix of retail and upmarket leisure outlets, while the original Mercury House will be fully restored.

Over the last 18 months Pender Ville Ltd has recruited the management team headed by Peter Diacono, as chief executive.

Michael De Maria is sales and marketing manager, while Peter Zammit and Sandro Schembri will be leading the project management and cost management teams respectively.

Bencini & Associates are the project architects, Mediterranean Technical Services Ltd have been appointed as M&E Consultants, while Aldo Vella & Associates are legal advisors.

Pragma, retail and leisure consultants from the UK, are assisting the company in getting the right mix to ensure that the commercial aspect of the project within Mercury site was successful and vibrant for at least 18 hours a day.