The Malta Environment and Planning Authority (Mepa) approved a controversial partial review of the planning policy for the Ta’ Masrija area in Mellieħa.
One of Mepa’s stated objectives for the planning review was to prohibit the adoption of the floor-area-ratio policy on site – a policy that could have resulted in high buildings towering over a ridge.
However, the new policy document also permits heights along Ta’ Masrija Street of four and five floors with increased heights of up to seven in other parts of the site.
Residents have argued that such development would create excessive shadowing of a substantial number of properties.
Development applications for three areas on site held by different owners have been pending since 2006 because of the controversy that had erupted over a proposal to build some 462 apartments, more than 700 parking spaces, a 1,025-square-metre neighbourhood centre, and a club of similar size.
Representing residents, architect Carmel Caccopardo said at the Mepa hearing that the new policy represented a shifting of the goal-posts, as it allowed for development up to twice as intensive as the surrounding areas.
“The residents have constructed their buildings according to a given set of parameters, and while the law allows for the parameters to be changed, there is still an ethical responsibility to the residents,” he said.
Residents who spoke at the meeting also said that the height restrictions should be identical to the surrounding area, which was characterised by two to three storey buildings.
The board also considered a proposed amendment to impose “real” stepping to minimise the visual impact by reducing building height towards the front of the ride, but the amendment was rejected.
According to the board, the policy review was initiated after the various site owners failed to reach an agreement on a comprehensive plan as requested in the 2006 Planning Policy for Ta' Masrija.
While retaining the framework as established in the 2006 policy, the planning policy is formulating a master-plan for the site area, it said.
The approved policy will now be put to the government for approval.