The planning authority has suspended a decision on an application to convert a former retirement home in Sa Maison into a seven-storey residential block with 48 apartments right on the seafront.

The application – PA 04281/23 – called for the demolition of the former Sa Maison residential building and a neighbouring derelict warehouse. Instead, two underground levels will be excavated for car parking, one floor will be allocated to retail and a further seven (including the set-back top floor) for apartments.

The building will rise 26 metres above street level and replace the abandoned six-storey nursing home. Dimitri Sturdza of Heritage Holdings Ltd has applied for the proposed development, which is located on the corner of Triq ix-Xatt, Pietà and Sqaq Borton. The project architect is Michael Anastasi.

The front view of the planned Sa Maison block. Photo: Planning Authority

Although the project was recommended for approval, the Planning Committee suspended the decision after hearing several objections from local residents. Committee members also expressed their concerns, which focused on the planned buildings in the area as well as height restrictions.

Residents concerned about quality of life

One of the opponents was Pieta resident Joseph Magro Conte, who said that local residents had no objection to the redevelopment of the site, but that the proposed development was excessive. The dense proposal would affect the quality of life of local residents, as it would lead to overbuilding, congestion and parking problems in addition to exceeding building heights.

He said that the cultural heritage of the area was also being ignored. He noted that despite its small size, Pieta was the area with the third highest population density according to NSO. He said that planning should improve the community and the quality of life and this proposal would do nothing of the sort.

Malcolm Mifsud, another local resident, agreed that the new project would be overdevelopment. The former nursing home had already been approved as a dominant development in 1988 – the proposed new development would make it even more dominant.

This is “pure speculation,” he said.

The current location at Sa Maison, Pieta.

Father David Cortis of St Augustine College said the main objection was the height – almost four or five storeys higher than the normal height in the area. The site is bordered by two heritage buildings, so the skyline had to be considered.

The additional floors would tower over the playgrounds and classrooms used by school classes.

“The open areas of our college would be swallowed up,” he said, adding, “We should work to improve the quality of life. There should be development, but within certain parameters.”

Architect explains “misunderstanding”

Project architect Michael Anastasi said there was a misunderstanding about the scale of the development. Most opponents, he said, spoke of the enormous size, but the proposal was lower and less impactful than the existing building.

He stressed that there were more parking spaces available than were needed. The client would carry out excavations – below sea level, which would be very expensive – to create parking spaces.

The project will rehabilitate the currently run-down area, he said, adding that the project would not overlook the school as the volume is almost identical to that of the current building.

The procedure was suspended to allow the architect to consult further with the Cultural Heritage Inspectorate and Enemalta and to adapt the designs accordingly.