Gozo store sets ‘undesirable precedent’, ERA warns

The Planning Authority has approved a 15 square metre agricultural store with a panoramic seaview in the Saghtrija area of Żebbug, Gozo, against the advice of the Environment and Resources Authority.

The agricultural store was approved despite a memo from the Agricultural Advisory Committee stating that although justification existed for the store because the applicant was a registered farmer tilling 7.5 tumoli of land, “no proof of agricultural activity has been provided” by the applicant.

Subsequently the applicant submitted photos taken from the farmer’s holdings, indicating “farming activity”.

And yet previous photos did not indicate any farming activity, perhaps informed by the fact that the applicant was only registered as a farmer in August 2016.

The agricultural store will have an area of 15 sq.m and a height of 3.2m. 

In its objections, the Environment and Resources Authority expressed concern about proposals for buildings in the countryside under the pretext of agriculture, particularly those intended to serve relatively small or fragmented land holdings. 

“Cumulatively, these buildings together with similar structures in the area contribute to a significant take-up of undeveloped land, resulting in further site formalization and proliferation of built development ODZ.”

The ERA described the site in question as one of overriding scenic and natural value which is predominantly unspoilt and free from physical development. “Approval of this development risks setting an undesirable precedent for similar proposals, resulting in proliferation of built development in the area and piecemeal loss of undeveloped land”.

The Planning Directorate disagreed with the ERA, describing its concerns as generic and not specific to this application. But it still recommended a refusal due to lack of proof of arable farming in the area.

But the Environment Planning Commission overturned the recommendation of the case officer because the application conformed to the rural policy and was deemed justifiable by the AAC.