Planning Authority launches public consultation for Villa Rosa local plan revision

The Planning Authority (PA) has launched a public consultation to amend the local plan governing the Villa Rosa site in St Julian’s, estimated to cost €305 million.

This revision aims to adjust the sub-zone boundaries within the site and define permissible building heights for each zone, while prioritising “environmentally sensitive areas” and “public access.”

The plan will also specify where high-quality hotels and other developments, such as residential, office, retail, and catering spaces, will be permitted, and there will also be provisions for private open spaces and car parks.

Furthermore, building heights will be governed by the 2014 Height Limitation Adjustment Policy for Hotels, allowing for potential expansion in certain areas based on the size and characteristics of the site.

Hotels located within development zones are allowed to add two additional storeys beyond the current height limitations specified in local plans. However, on larger plots—exceeding 5,000 square metres and surrounded by existing or planned roads, or comprising standalone buildings—the two-storey height limit can be exceeded further.

The Cabinet’s approval of a partial review of the St George’s Bay local plans earlier this month is expected to significantly increase the scale of the Villa Rosa project. Sources indicate that the development, originally proposed by Anthony Camilleri, could expand far beyond the original 57,000 square metres. The amendments could multiply the project’s size and potentially reshape the area’s skyline.

Mr Camilleri, who initially obtained a permit in 2018 to develop the site into a mix of low-rise offices, residences, and shops, later submitted proposals for a larger project, which included a hotel and high-rise towers.

An Environmental Impact Assessment raised concerns about the environmental and air quality impacts of the proposed 34-storey tower and two 27-storey towers. It also made an emphasis on the fact that since the site lies adjacent to a large subterranean cavern, works through vibrations or direct piercing may result in structural damage and eventual collapse of the cave, which is a Level 1 Area of Ecological Importance.

The project has faced notable criticism, with Moviment Graffitti condemning the development for prioritising profit over environmental preservation, calling it a symbol of “developers’ savage greed.” Additionally, former Labour MEP Cyrus Engerer criticised the government’s maneuvers, expressing concerns that the changes serve developers’ interests rather than the community.

The Planning Authority has yet to decide on whether to grant approval for this revised plan. Additionally, the review process may require further impact assessments at the project stage.

The objectives released by the Planning Authority for the revision include an increase in public open spaces being integrated into the project, further altering the landscape of St Julian’s. The consultation process offers stakeholders the opportunity to express their views on these proposed changes before any final decisions are made.