A Planning Control application which would slightly reduce the size of the font garden zoning of the site of two proposed multi-use blocks has the Naxxar local council concerned.
The proposed revision of font garden zoning of the two buildings would reduce the width of front garden from 3m to 1.2m, however the local council said it "could have significant implications," in a document outlining its objection.
The application deals with the site of two approved separate buildings, one of 9 floors and a receded floor and another of 7 floors, on the site of the old trade fair grounds car park which had been approved in 2021.
"Although the PC application does not directly amend the PA development permit, the proposed reduction in front-garden zoning width could have significant implications, including: Modification of the extent of 'developable land'; Shifts in how the gross developable area is calculated under the FAR policy; Possible impacts on the amount and nature of public open space required under PA/02427/21; Potential future attempts to alter the massing, footprint, or height of the approved towers," the council said.
Given the scale and sensitivity of the approved development, the Council emphasised the need for full transparency and clarity before any zoning adjustments are considered.
The Council also said that it "reviewed all publicly available documentation, and no justification has been provided for the proposed reduction of the front-garden width from 3.0m to 1.2m."
"Given that: The approved development under PA/02427/21 already establishes the front garden as publicly accessible open space contributing to the FAR-related open-space provision; The tower blocks' approved footprint and building envelope already rely on the 3.0m alignment; New drawings have been uploaded to eApps without an accompanying Minor Amendment; And the proposed reduction would materially alter the frontage and potentially the developable footprint of the site, the rationale for altering the zoning boundary through this Planning Control application remains unclear."
The Naxxar council has made a request for clarification, and asked that the applicant provide clear explanations, including what the reason and planning justification for reducing the front-garden zoning width from 3.0m to 1.2m is.
"Does the proposed change have any bearing on the approved development permit PA/02427/21, including: The extent of the developable footprint, the calculation of FAR-related open space, or any future modifications to height, massing, or layout?"
The Council said that no zoning revisions should be considered unless their implications for the approved development and for public open space are fully understood and publicly clarified. "The Council objects to the progression of PC 61/25 in its current form and requests detailed clarification on the matters outlined before the application proceeds further."