Record processing for Nazzareno Vassallo’s Qormi supermarket

The Malta Environment and Planning Authority will not be taking a break from approving controversial planning application during the festivities and the declared political truce, and will be meeting five days before Christmas to approve a major supermarket development in Qormi proposed by construction magnate Nazzareno Vassallo.

The application for the re-development of the former Lowenbrau factory has been processed in a record six months since it was validated by MEPA.

Preliminary screening for this application started in June 2011 and the first plans were submitted in February 2012.

The case officer report recommending the development acknowledges that the proposal does "not strictly comply" with the policies set in the Central Malta Local Plan, which designate the area for industrial use.

But the development is deemed to "increase and enhance activity in this area" and is considered as an improvement over the existing building.

The new two storey development located a short distance from the Pavi supermarket will include a 2,095 square metres supermarket, a 1,768 square metres function hall, four retail outlets, an already existing industrial kitchen and a surface parking area for 194 vehicles.

The report states that present policies allow the development of the supermarket, stores and an industrial kitchen in the area these do not foresee the development of retail outlets, offices and function halls.

But the function hall was later deemed acceptable "as the current policy context already allows non industrial uses". In the screening process, MEPA also recommended a reduction in office space, which was accepted. The architect was also asked to include incorporate the retail outlets in the supermarket.

Although the area is zoned as an 'SME site' the report states that the proposal for a supermarket is acceptable because of the presence of the Pavi supermarket adjacent to the site in question.

No retail impact assessment presented

The developers have not submitted a retail impact assessment arguing that since the development is suited outside the town centre it is unlikely that it will create further trade diversion from town centres. 

A retail impact assessment had been presented when the Pavi supermarket application was processed.   

The case officer report states that during a meeting with the architect of the project MEPA had advised that "in the context of recent decisions on similar applications for large scale supermarket proposals," it was advisable to conduct a retail impact assessment. Subsequently, the architect presented a "screening report" giving the reasons why such a report was not necessary.

The proposed development does not exceed the height limitation of three storeys imposed in the local plan. 

As regards parking although MEPA's own calculations indicate an "under provision" of parking spaces the 194 parking spaces offered were deemed "sufficient for the busiest shopping times" by Transport Malta. 

Transport Malta also noted that if the permit is granted parking for a maximum 350 guests in the multi purpose falls has to be catered for through the use and rental of the adjacent park and ride site, owned by Arriva.

The Qormi Council had objected to the project expressing its fears that vehicles will end up parking elsewhere in the locality. 

But according to the case officer report, the council was not registered as an objector because the objections were presented when the application was still being screened and had not sent any submission after the application was published in newspapers in June 2012.

The Lowenbrau factory saga

The 21,000 square metres of land in Qormi was originally granted in perpetual emphyteusis to Lowenbrau Limited, a company owned by Albert and Henry Cassar in 1990 against an annual ground rent of €23,292. The company was also given exclusive rights to use fresh water from a spring on the same site.

The land was redeemed according to an established mechanism in December 2009 for the price of €450,000 by LBM Breweries Limited which was still owned by the Cassars. The land was later sold to Vassallo Builders.

Initially, Zaren Vassallo who acquired the land after it was redeemed has proposed developing a 20 storey business centre and retail areas instead of the factory. 

Vassallo had asked MEPA to re-designate the area to permit "mixed use" development in its recent revision of policies regulating development in the neighbouring sports facilities.

The request was turned down by MEPA. In 2010 an application proposing a master plan for a mixed-use development was submitted but the application is still pending the finalization of the 'Floor Area Ratio Policy' regulating high-rise development. In June 2011, MEPA approved an application for the introduction of industrial catering unit in part of the factory. Subsequently, Vassallo applied for the development of a supermarket and a multifunction hall, which is being recommended for approval by the Planning Directorate.