The Mepa board this morning accepted a request from a developer who wants to build shops and apartments overlooking Spinola square and Villa Frieres in St Julian's to suspend its decision until an appeal about third party windows is heard by the General Services Board.

The developer has proposed a reduction in the number of apartments and the elimination of a floor.

A well-attended meeting at Mepa was told that the developer is proposing to reduce the number of apartments to 14 from 21 and eliminate one floor.

Some residents turned up wearing t-shirts saying 'how green was my valley?'.

Apart from the residents, there were also Cortis employees, the company owned by the applicant.

During the hearing this morning, Mepa CEO Ian Stafrace asked the architect why windows in a third party wall overlooking the development were only included in the new set of plans submitted this week.

He pointed out that the applicant had to include all third party structures that surrounded the development in the plans. He reminded the board that the new plans had not been approved by the sanitary office.

Lawyer Pawlu Lia, who was representing the applicant, said photos of the windows had been submitted and it had been noted that they were probably illegal.

Lawyer Joanne Vella Cuschieri, who was representing residents, presented plan which showed that the windows had been there since at least 1966.

Sanitary engineering officer Joe Farrugia said that, according to the law, windows had to overlook a yard or open space and not a wall so he could not endorse the new plans.

Earlier in today's hearing Architect Edwin Mintoff pointed out that they the developers were proposing to recess many floors from the original proposal.

He said the top floor, which is being eliminated, was planned in line with a policy that allowed an extra floor to cover a third blank party wall.

However, he also pointed out that the original plan fell within planning policies and was recommended for approval.

The original application had proposed the restoration and use of Villa Friers as a diplomatic residence and the building of 21 apartments overlying shops in Spinola Square in a block which would rise to seven storeys as seen from the square.

Mepa put off its decision at the time, while the Mepa environment protection directorate was given more information on the uprooting of trees.

The development is being strongly opposed by neighbours and Flimkien Ghal Ambjent.

The FAA has questioned how  Mepa could claim that the project (which will be on a slope) conformed to the local plan limitation of three floors plus a penthouse when the building as proposed would be seven floors high as seen from Spinola.

Mepa officials said this was a corner block and the height was calculated from the middle of the alley on the side.

An  architect representing the Curia said the view from the church square was designated by Mepa as a view corridor which should not be obstructed.

Several complaints were made that the apartment block would be too big for the site while the developers insisted that the project would actually embellish a degraded site and restore a dilapidated villa. 

The Mepa Planning Directorate has recommended approval of the project.

It said in a report to the Mepa board it stated that: The proposed development is in line with the Local Plan's parameters for land use and building height whilst protecting the visual integrity of the existing scheduled villa and nearby parish church. The building being proposed together with the restoration of the villa will contribute positively towards the upgrading and regeneration of the area and will result in a high quality development."

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