1995: MEPA turns down permit for one villa
2007: MEPA approves 23 villas

In 1995 the Malta Environment and Planning Authority turned down an application to develop a villa and a swimming pool in the same area where MEPA has now approved 23 villas and a corresponding number of swimming pools.

The decision against the development was confirmed by MEPA in October 1996 after the developers asked for a reconsideration. While the development proposed in 1995 covered a floor space of 423 square meters, the development approved in 2007 covers a massive area of 7600 square meters.

By the time of going to press MEPA did not reply how it is possible that a permit for one villa is denied and a permit for 23 villas is accepted. Alarmingly the case officer report for the 1995 application states that the area where the 23 villas are now set to rise "is geomorphologically unstable."

According to the report nearby constructions and the farmhouse where the villa was proposed display a number of cracks and fissures which cannot be simply attributed to neglect. The report states that the "instability of the area" was confirmed by geomorphologist Dr Chris O. Hunt.

The project development statement for the development of 23 villas includes a geomorphologic report. MaltaToday asked MEPA whether the latest report tallies with Dr. Chris Hunt's observations. No reply was forthcoming. MEPA cited various reasons were given to refuse the 1995 application. The lone villa was rejected because structure Plan policy RCO 4 provides that, particularly within Rural Conservation Areas, areas of scenic value will be protected and enhanced. The development of one single villa was considered as a case of "unacceptable urbanisation."

MEPA also rejected the application because Structure Plan policy RCO 21 prohibits development in areas prone to erosion. It states that the site is located on the side of a valley and therefore contradicts the structure plan which seeks to prevent soil erosion and encourage the conservation and management of water resources.

Finally the proposed development was said to conflict with Structure Plan Policy SET 11, which does not permit urban development outside existing and committed built-up areas.

Back than the developers argued that these points were only valid had no buildings already existed on the site.
"However, in this case there is the existing building. The skyline is already established and it will not be altered as to cause any loss of scenic value.,"

But back in 1995 MEPA replied that "the proposal does not include only the rehabilitation of the existing building but also an addition by one fourth of the existing footprint besides the addition of a paved area and a swimming pool."

When they asked MEPA for a reconsideration of its original decision developers also expressed their willingness to conduct an Environmental Impact Assessment. 12 years later MEPA has approved 14 swimming pools outside the boundaries of the existing footprint.

The 1995 application was lodged at a time when the property still belonged to John Portelli before it was sold to Emidio Azzopardi and Mario Grech. Contacted by MaltaToday and asked whether he felt that two weights and two measures had been applied in this case, Portelli simply wished all his luck to the new owners and refused to comment.

James Debono
MaltaToday - 14th July 2007