Development Near Historic Mensija Chapel Faces Backlash

A new development proposal for a plot of land near the historically significant Mensija Chapel in San Ġwann, Malta, has reignited local concerns about the preservation of this culturally important area. Developer Matthew Bianchi and architect Ray Demicoli have presented preliminary plans for the 2,100 square metre site, which include a combination of villas and a low-rise apartment block. While no formal planning application has been submitted yet, the developers have shared their vision with the surrounding community, reigniting debates over the future of this environmentally and historically sensitive location.

A Vision for the Future of the Site

The developers’ presentation reveals a plan that seeks to integrate the new structures with the natural landscape. The design includes an apartment block, which would adhere to the height of nearby buildings, and eight villas positioned behind it. The goal, according to the developers, is to ensure that the development respects the character of the area while minimizing its visual impact.

The apartments are designed to terrace down towards the cave systems beneath the site. To preserve the site's visual integrity, the buildings will feature green roofs and planted facades. The developers have also stressed their commitment to maintaining the area's natural character by increasing tree coverage and improving the landscaping, which they believe will enhance the overall environment of the area.

Perhaps most significantly, the developers have vowed to take measures to protect the cave system beneath the site. They plan to use the saw cut method for excavation work, a technique intended to reduce vibrations that might cause damage to both the caves and the historic Mensija Chapel.

Height and Density Concerns

In contrast to previous proposals for this site, the developers are promising to limit the height of the buildings. According to the plans, the apartment block will be “substantially less” than what is allowed under the DC-15 development guidelines, an effort to minimize the visual and environmental impact on the surrounding area. The new villas will also be designed with two storeys above the road level, ensuring that the development respects the natural topography and does not overshadow neighboring properties.

Despite these assurances, concerns persist, particularly regarding the overall density of the project. Critics worry that even the more modest height and density could lead to increased urbanization in an area that is highly valued for its open spaces and historical importance.

Road Access and Zoning Changes

In addition to the development plans for the villas and apartment block, a separate Planning Control application has been filed to create an eight-meter-wide access road that will service the new properties. This application also proposes changes to the zoning of the area, specifically adjusting the boundaries of the Residential Priority Area and modifying the development parameters in order to accommodate the proposed project.

These changes have drawn criticism from the environmental group Din l-Art Ħelwa, which argues that the rezoning would increase the site's development density beyond what is currently permitted. The organization has raised concerns that this could lead to overdevelopment in an area designated for preservation. They have also pointed out that the proposed road, which would exceed the maximum allowable building depth, would result in a further encroachment on land that was originally intended to remain as open space.

As of now, the Planning Authority has indicated that the status of the Planning Control application is “awaiting proposal on topographic survey.”

A History of Controversial Proposals

The Mensija site has been the subject of multiple development proposals over the years, most notably a major attempt in 2019. At that time, an associate of Gozitan developer Joseph Portelli sought to build 39 luxury apartments, complete with underground parking. The project, called Valley View Mansions, was met with widespread opposition. More than 250 objections were submitted, including from local residents, NGOs, and the Catholic Church. The Environment and Resources Authority (ERA) expressed concerns about the potential risks to the structural integrity of nearby caves, as well as the historic Mensija Chapel, citing the possible threat to public safety.

The ERA ultimately issued a Conservation Order for the site, blocking the project. In response, the developers requested that the Planning Authority delay their decision so that they could challenge the Conservation Order, but their request was rejected, and the application was subsequently denied.

The Road Proposal and Continued Objections

Following the rejection of the Valley View Mansions project, another planning application was filed by Francis Spiteri, which proposed a new road leading up to the boundary of a derelict building on the site. This application also met with strong resistance, particularly from those who believed that allowing any kind of development-related infrastructure would eventually lead to larger-scale construction projects.

Critics argued that the road proposal was simply the first step in a broader development strategy, intended to pave the way for future construction. The Superintendence for Cultural Heritage once again voiced its opposition, and Transport Malta rejected the road proposal, citing its failure to meet legal width requirements. The application was eventually withdrawn, leaving the future of the site uncertain.

The Historical Significance of Mensija

Mensija holds a unique place in Malta’s cultural history. The name “Mensija,” derived from the Maltese word for “forgotten,” is linked to the legend of the discovery of a miraculous oil lamp beneath a farmhouse in the area. The lamp, which illuminated an image of Our Lady, was discovered by a farmer named Andrew (Indri) and was believed to be a divine sign. Attempts to move the image to a local church were unsuccessful, as it mysteriously returned to the cave each time.

Historical documents confirm that a cave-church existed in Mensija as early as 1575, and it was dedicated to St. Leonard. Over the centuries, the church has been rehabilitated, with significant restorations in 1690 and 1877. Today, the original cave-chapel remains intact, and Mass is still celebrated regularly by the Capuchin Fathers of the San Ġwann parish.

The Mensija area is also home to several other heritage sites, including prehistoric cart ruts and a network of caves. One such cave is referenced in the developers' current plans, further emphasizing the area's archaeological value.

Other Landmarks in the Area

In close proximity to the Mensija Chapel stands Castello Lanzun, a fortified farmhouse dating back to the 15th century. Originally constructed for agricultural purposes, the castle later served as a refuge from corsair raids and was used as an observation post during World War II. After falling into disrepair, the castle was restored in the 1970s by Scottish anthropologist Robert Gayre and is now maintained by the Hospitaller Order of Saint Lazarus of Jerusalem.

The developers chose Castello Lanzun as the venue for their recent meeting with residents, highlighting their awareness of the area's historical importance.

Looking Ahead

While the current proposal appears to be more sensitive to the surrounding environment than previous attempts, it remains unclear how it will be received once a formal planning application is submitted. The Mensija site holds significant historical and cultural value, and any development in the area is likely to face rigorous scrutiny from residents, heritage groups, and government authorities alike. The outcome of this latest development proposal will undoubtedly influence the future of one of Malta’s most cherished sites.

Conclusion

The ongoing saga surrounding the development near the historic Mensija Chapel in San Gwann reflects the delicate balance between progress and preservation. While the proposed project by Matthew Bianchi and Ray Demicoli appears to present a more sensitive approach compared to earlier, rejected developments, concerns remain about the long-term impact on the area's geological and cultural heritage. The clash between developers’ ambitions and the preservationists’ mission underscores a broader national debate in Malta over the future of its remaining open spaces and historic sites. As the Planning Authority continues to evaluate the pending applications, the fate of this historically significant area hangs in the balance, highlighting the need for careful, community-conscious planning that honors the past while considering the future.

FAQs

What is the proposed development near Mensija Chapel?
Developers are proposing a cluster of eight villas and an apartment block designed to integrate with the natural landscape.

Who are the developers behind the new plans?
Developer Matthew Bianchi and architect Ray Demicoli are leading the new proposal for the Mensija site.

Why was the previous Valley View Mansions project rejected?
The Planning Authority rejected it due to concerns over structural risks to nearby caves and protected heritage sites.

What methods will be used for excavation?
Developers propose using the saw cut method to minimize vibrations and protect the caves and historic chapel.

Has a planning application been officially filed?
As of now, only a Planning Control application for a new road has been filed; the full project application is pending.

What is Din l-Art Helwa’s position on the project?
The NGO has objected, arguing that the development would increase density and reduce open space in breach of planning policies.

What historical sites are near the proposed development?
Nearby sites include the Mensija Chapel, prehistoric cart ruts, natural caves, and the medieval Castello Lanzun.

How old is the Mensija Chapel?
The cave church dates back to at least 1575, according to historical records.

What was Castello Lanzun used for historically?
It served as a fortified farmhouse, later an observation post during WWII, and is now maintained by the Hospitaller Order of St Lazarus.

What are the next steps for the development proposal?
The developers are expected to submit a full planning application, after which public consultation and scrutiny will follow.