Wied Għomor, a green lung between Swieqi and San Ġwann, is under siege from an unprecedented barrage of applications for new developments in the peaceful valley.
At least seven applications in the ODZ area, mostly residential, have been decided by the Planning Authority in the last year alone, with two others withdrawn by applicants after negative feedback from the authority.
Several have been rejected but are subject to appeals by developers, with local councils scrambling to keep up as more come in and other developments – including a sizeable ecotourism proposal – known to be on the horizon.
The Swieqi council is currently embroiled in five separate appeals, including the major proposal for a 133-room elderly residence in an existing quarry, which was unanimously rejected by the PA board in May amid public outcry.
“There is already no open space left in the town after years of overdevelopment; Wied Għomor is the last lung we have,” mayor Noel Muscat told the Times of Malta. “We are saying no to all development in ODZ. This isn’t a social service: it’s just a way for the rich to get richer at the expense of our locality. What right do they have?”
We are saying no to all development in ODZ... What rightdo they have?
Architects working with the council lay the blame for the rise in applications on the introduction of the Rural Policy and Design Guidelines in 2014.
The controversial policy allows rural buildings, including dilapidated structures and ruins, to be redeveloped into new dwellings if the owner can prove that the buildings were used as dwellings before 1978.
“Developers have identified a number of loopholes and are seeking any means to outwit the authorities and get their permits out, then taking advantage,” one architect said, highlighting instances where minor permits were capitalised on with follow-up applications and illegal extensions.
Concerns for Wied Għomor, a scheduled area of ecological and scientific importance, range from the creeping urbanisation of the valley to light pollution and increased traffic congestion in the neighbouring towns.
Councils and environmental groups are also aware that approved developments are having a knock-on effect, opening the door for owners of neighbouring plots to develop their own land.
“We have nothing against the applicants themselves,” Mr Muscat said, “but we have to preserve the valley at all costs.”
Recent applications for Wied Għomor
1. Rejected (appeal in progress)
Rehabilitation of quarry into retirement home and ancillary facilities, including public garden and belvedere.
2. Rejected (appeal in progress)
Alterations to existing villa, construction of pool and extension of ground floor.
3. Rejected (appeal in progress)
Extension of two-storey residence, construction of pool, reservoir and cesspit, removal of a cluster of prickly pear plants and alteration to existing boundary wall.
4. Withdrawn
Demolition of pre-1978 abandoned structure and replacement with storage facilities, restoration of rubble walls, reinstatement of field terrace and construction of cesspit.
5. Approved (appeal in progress)
Sanctioning of alterations as built to existing farmhouse.
6. Withdrawn
Conversion of existing pre-1978 building into small residence and sanctioning of small addition to the building.
7. Approved
Proposed residence for dairy farmer on site of existing hay store on his farm.
8. Approved (appeal in progress)
Renewal of permit to construct reservoir, rubble wall maintenance and reconstruction, open gate and landscaping including topping of agricultural soil and material.
9. Pending
Demolition of two dilapidated dwellings and rebuilding of two houses including pool.