Demolition of 19th century townhouse reverses three previous PA decisions

The Planning Authority’s Environment and Planning Review Tribunal has acceded to applications to demolish a traditional façade fronting Triq Birkirkara in St Julian’s, reversing three previous decisions by the authority to preserve the façade of the old 19th century townhouse.

The first application to demolish the entire building, including its façade, was rejected in 2000. In 2012, the PA approved an application to redevelop the building on condition that the façade was retained. 

In 2015, an application by Inez Zampa, a director of Blokrete Limited, to demolish the façade was rejected but this decision has now been reversed by the appeals tribunal, which has the final say.

The appeals tribunal is composed of planner Martin Saliba, former Labour candidate Simon Micallef Stafrace and private architect and Freeport chairman Robert Sarsero.

The three storey building which will now be entirely demolished and replaced by a seven storey block, is characterised by traditional architectural features similar to other buildings in the same street. The internal features of the building have already been demolished. The developer argues that the use of travertine covering for the new façade was necessary because of the heavy pollution in the area.

In the latest twist, the appeals tribunal has ruled in favour of the applicants, arguing that the contemporary design complements that of an adjacent building

Back in 2012, the PA’s internal heritage watchdog, the Heritage Advisory Committee (HAC), had strongly objected to the demolition of the building, which it wanted preserved in its entirety. 

But in 2015, the same committee composed of different members and chaired by Magistrate Denis Montebello, gave the go ahead to the demolition of the façade because of the precedent created by a permit for the demolition of an adjacent building issued in November 2013. The committee insisted that it was only doing so “regretfully” so that no applicant feels “severely prejudiced.”

But the committee still objected to the use of contemporary architecture and called on the architects to present a design which respects the surrounding architecture. Since no such designs were presented, the PA decided to turn down the permit.

But in the latest twist the appeals tribunal has ruled in favour of the applicants, arguing that the contemporary design complements that of an adjacent building and the demolition of the façade is necessary to improve safe access to the building’s underground garage.

Triq Birkirkara, which falls outside the St Julian’s urban conservation area but which includes various historical townhouses, has been the target of developers for the past several years. On 3 February the Planning Authority will be taking a decision on an application to demolish another 19th century townhouse to make way for seven duplex apartments, proposed by Clifton Grima.

The house has a unique, three-arched entrance porch and a rubble wall separating the garden from the street. The Planning Authors case officer recommended the demolition because the building is not inside the urban conservation area (UCA) and because the height of the new building respects 2015 design guidelines.