Planning Application 1822/14 proposes the construction of a dwelling along Marsalforn Road, Xagħra, on a site that is officially declared as lying ‘within scheme’. So far, nothing untoward which raises eyebrows.

However, upon closer inspection, one realises that the site lies along the boundary of a ridge, in an area where even the most miniscule of interventions will have a disproportionate visual impact.

In fact, the site is designated as an Area of High Landscape Value, and within the Xagħra Valley, which is subject to policy RCO 29, which prohibits construction in such valleys.

The dwelling’s proposed swimming pool would lie outside the development scheme. Such pools are permitted in ODZ areas only if the development would not lead to the loss of fertile, good quality agricultural land or adversely affect valleys, cliff sides, scheduled property or other sites of ecological, geological, archaeological, cultural or historical importance.

The proposed development is located on clay slopes, in an Aquifer Protection Zone and is not served by an existing road.

Applications proposing the same development had previously been submitted in PA 3524/92 and PA 903/03, with the Mepa board rejecting both applications.

Since the proposed development ticks all the wrong boxes, one hopes the outcome is no different this time round.