News | Sunday, 22 February 2009

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Naxxar’s urban conservation area under attack

James Debono
MEPA’s planning directorate has warned that Naxxar’s urban conservation area (UCA) was in danger of being compromised, if the authority approves two penthouses above a three-storey apartment block.
The development, next to the bus terminus on Labour Avenue, was first approved in 2007 despite the objections of the directorate.
The local plan limits building heights in the Naxxar UCA to two floors, but makes an exception for the area earmarked by this development.
In this case, MEPA approved the demolition of two townhouses and a shop, to make way for a basement garage, three shops at ground level, and five apartments on three floors.
But the planning directorate objected, arguing that in UCAs no development is allowed above two floors. “If this development is accepted, the proposed two floors and additional receded floor development would have an adverse visual impact on the existing streetscape,” the directorate argued.
The objections also included a lack of parking for customers and employees of the proposed shops, and that the garage entrance was located in the bus terminus.
Despite the negative recommendation by planning experts, the development was approved by the development control commission (DCC) in February 2007.
Subsequently, an application to construct an additional basement parking was approved in July 2008.
And in October 2008 MEPA also issued a clearance to increase the height of garage entrance and a retail outlet by a course.
In February 2009 MEPA also approved the construction of six washrooms at roof level.
But this was not enough, for in August 2008 the developer presented a new application for two separate penthouses at roof level.
The planning directorate is once again objecting to the development, insisting that the construction of a penthouse floor over and above the three-storey building is not permitted in UCAs.
Neighbours are complaining that the penthouses will invade their privacy and that the character of the garden enclave at the rear of the property has already been ruined.
Another application has now been presented for the demolition of an adjacent property, to make way for hostel-like apartments for the Independent Living Foundation.

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