The planning authority has approved the construction of an underground reservoir and agricultural store on a sensitive ecological site outside development zones in Rabat, against the case officer’s recommendation.

The application includes an underground water reservoir and a 15-square-metre agricultural room, rising to a height of 3.3 metres above soil level, in the area known as Ix-Xagħra tal-Buskett, Rabat.

The objections raised by the case officer centred on the fact that the site lies in an area in which the construction of agricultural structures is not permitted.

The case officer’s report notes the site is characterised by cultivated agricultural land and by features of a karstic landscape. It lies within a special area of conservation and a special protection area and also forms part of a designated area of agricultural value as per the area’s local plan. The case officer also noted that the location of the proposed room fell outside the applicant’s registered site with the Department of Agriculture.

The site lies within a special area of conservation and a special protection area

Moreover, the cumulative floor-space of an existing structure and the proposed room exceeded the maximum allowable on an arable farm of between five and 10 tumoli.

The proposed reservoir was also found objectionable as it is not located on arable land and falls outside the boundaries of the applicant’s registered site.

The Environment Protection Directorate raised further concerns in view of its impact on the character and integrity of existing karstic features. In consultation with the EPD, the architect was advised to shift the location of the proposed reservoir to the southern area of the site to prevent any such impacts.

The architect, however, argued that the chosen location was considered ideal as the applicant intended to collect water flowing down from adjacent fields, located at a higher level

Despite these concerns, the Environment and Planning Commission board approved the permit yesterday.

The application was submitted by Paul Giordimania and Labour MP Charles Buhagiar appeared ­­as architect.

Changes to the rural policy in July 2015 have led to a string of developments in ODZ. This newspaper reported last January that development applications were being filed for agriculture stores and farms in rural areas to be turned into residential units.

Mr Buhagiar regularly appeared as the architect on such applications.