Xemxija project faces heritage and geology issues

A major property development proposed by Charles Polidano, known locally as iċ-Ċaqnu, through the Polidano Group, has become the subject of intense attention from Malta’s Superintendence for Cultural Heritage (SCH). Multiple site visits and inspections have been carried out following what appears to be the discovery of ancient cart ruts on the land earmarked for the massive development in Xemxija.

The case, which has already drawn public outcry and official concerns, highlights Malta’s continuing struggle to balance development with the protection of its limited cultural and environmental resources. The project’s size, location, and geological conditions have combined to make it one of the most controversial proposals currently under review.

Archaeological concerns and repeated inspections

According to information obtained by this newsroom, officials from the Superintendence for Cultural Heritage have been visiting the Xemxija site repeatedly over recent weeks. These inspections are part of the mandatory archaeological assessment process required before the commencement of large-scale development works.

Preliminary findings reportedly indicated the possible presence of cart ruts—parallel grooves in limestone believed to date back thousands of years and associated with Malta’s prehistoric past. These formations are among the islands’ most distinctive archaeological features, and their protection is mandated under national heritage laws.

Individuals familiar with the development plans said that Polidano was aware of the existence or likelihood of such remains on the site. They added that any confirmed archaeological features would need to be “incorporated” into the design of the proposed project, as required by cultural heritage guidelines.

However, the site has remained active, with ongoing works continuing despite the absence of a full planning permit. The activity has raised further questions about whether works are proceeding within the legal parameters of pre-permit conditions.

A large-scale development in a low-rise area

The proposed project, submitted by Polidano’s company Xemxija Estates Ltd, envisions a massive mixed-use development in what has historically been a quiet residential area designed for low-lying villas and small dwellings.

According to documents currently undergoing screening at the Planning Authority (PA), the development would stretch across three street levels, reaching heights of up to 11 storeys. It would include 156 residential apartments, a 64-room hotel, over 20,000 square metres of retail and commercial space, and parking facilities capable of accommodating around 665 vehicles.

Such an ambitious scale, residents argue, would dramatically alter the character and skyline of Xemxija. The area, known for its panoramic views of St Paul’s Bay and its proximity to sensitive environmental zones, was never zoned for high-rise or commercial-intensive development.

In addition to visual and environmental concerns, residents have voiced alarm over the apparent disregard for established height limitations within the local plan.

Residents’ appeal to the European Commission

Earlier this month, a group of concerned Xemxija residents sent a formal letter to the European Commission, seeking what they described as “urgent intervention” regarding the ongoing development.

In their correspondence, residents highlighted multiple alleged breaches, including violations of height restrictions, planning policies, and heritage protections. They emphasized that the plot of land is officially designated as an Archaeological Site, thereby requiring the highest level of protection under Maltese and EU heritage law.

The residents’ letter also called attention to the pattern of site clearing that appeared to go beyond the scope of archaeological assessments. Observers reported the removal of mature carob trees and other long-standing vegetation, activities which residents described as “irreversible environmental damage” in advance of formal approvals.

The Superintendence’s role and silence

The Superintendence for Cultural Heritage, which oversees the protection of archaeological and historical assets in Malta, has not publicly disclosed its findings or the status of its inspections.

Repeated questions submitted by this newsroom to the Superintendence went unanswered in the weeks leading up to publication. This lack of transparency has raised further questions about the coordination between heritage authorities and the Planning Authority, especially given the ongoing site activity.

If confirmed, the presence of cart ruts or other archaeological remains could necessitate major redesigns or even partial restrictions on construction. Under Maltese law, developers are obliged to preserve and, where feasible, integrate such remains into their final designs.

Geological concerns over unstable ground

Beyond heritage considerations, the project also faces serious questions about the stability of the land itself. The Malta Chamber of Geologists has warned that the area’s geological composition presents significant challenges for heavy construction.

“The ground area of the project is almost entirely all blue clay,” said the Chamber’s president, Peter Gatt. “This means that special foundations and precautions are needed. Whether they are being enforced by the Building and Construction Authority (BCA) is unknown, because the BCA couldn’t care less about geology.”

Blue clay, a soft and moisture-sensitive material, is notorious for its instability. It can expand and contract significantly depending on water saturation, posing serious risks for heavy structures if not properly managed.

When asked to clarify what specific precautions would be required, Gatt explained that “deep foundations,” also known as “piles,” are essential in such geological conditions. These are reinforced concrete columns drilled deep into the ground to anchor buildings to more stable layers below.

“However, we do not even know if a geological investigation has been carried out,” he added, pointing to the lack of publicly available geological assessments or documentation for the Xemxija site.

A history of instability and past incidents

The risks of developing on blue clay are not merely theoretical. Historical records show that Polidano Group faced similar challenges in the past.

In 2007, the company was held responsible for a partial collapse along the St Paul’s Bay bypass after carrying out unauthorized excavation works. The damage required costly repairs and served as a warning about the dangers of building on Malta’s fragile geological formations without adequate safeguards.

Given this precedent, experts have called for greater scrutiny of the new Xemxija proposal, particularly regarding foundation engineering, drainage systems, and long-term soil stability.

Urban planners have also noted that the steep gradients and soft terrain of the area could amplify risks of subsidence, especially if excavation or piling is carried out without detailed soil studies.

Balancing development and preservation

The Xemxija project has reignited debate about Malta’s rapid urban expansion and its impact on the island’s limited heritage and natural resources. While proponents argue that developments like Polidano’s bring investment, housing, and commercial opportunities, critics insist that the price paid in cultural and environmental terms is too high.

Local councils and NGOs have repeatedly called for a more strategic approach to urban planning—one that gives equal weight to preservation as it does to economic growth.

Experts in heritage management have stressed that archaeological assets such as cart ruts form part of Malta’s collective identity. Their loss, they argue, would represent not only a local tragedy but also an irreversible erosion of the nation’s prehistoric record.

The road ahead

As of now, the Planning Authority has yet to issue a full decision on Polidano’s application, which remains under preliminary screening. The Superintendence for Cultural Heritage continues its investigations, though its final conclusions have not been made public.

Environmental observers say the case will serve as a litmus test for Malta’s commitment to sustainable development. Whether the final decision favours large-scale construction or heritage preservation could set a precedent for future planning battles across the island.

For the residents of Xemxija, however, the situation is immediate and personal. Many say their community is being transformed before their eyes—its character, skyline, and natural beauty replaced by towering concrete blocks and heavy machinery.

As one resident put it in a recent community meeting, “We are not against progress, but we are against losing our identity. Once this land is gone, it’s gone forever.”

Conclusion

The proposed Xemxija development by Charles Polidano and the Polidano Group stands at the crossroads of Malta’s ongoing tension between progress and preservation. On one hand, it reflects the island’s continuous drive toward urban expansion, economic activity, and modern infrastructure. On the other, it exposes the fragility of Malta’s natural and cultural heritage—elements that cannot be reconstructed once destroyed.

The discovery of possible cart ruts and the site’s delicate blue clay foundation underline the importance of a cautious, transparent, and scientifically guided approach. Projects of such magnitude demand rigorous oversight, full compliance with planning and heritage laws, and above all, respect for Malta’s unique landscape and history.

For residents, environmentalists, and cultural advocates, the Xemxija case has become more than a local issue—it is a symbol of the wider national challenge of how Malta manages development in limited space. Whether the final decision favours short-term gain or long-term preservation will speak volumes about the country’s priorities.

Ultimately, this project should serve as a reminder that sustainable development is not only about construction but about balance, accountability, and legacy. The outcome will determine not just the skyline of Xemxija, but the credibility of Malta’s commitment to protecting its cultural identity and geological integrity for generations to come.

FAQs

What is the Polidano Xemxija project?
It is a proposed large-scale mixed-use development by Charles Polidano’s Xemxija Estates Ltd, including residential units, a hotel, retail spaces, and parking facilities.

Why is the project controversial?
The development faces concerns over archaeological remains, potential damage to cultural heritage, environmental impact, and geological instability.

What are cart ruts, and why are they important?
Cart ruts are ancient parallel grooves carved into limestone, believed to date back to prehistoric times. They are protected archaeological features in Malta.

Has the Superintendence confirmed the discovery of cart ruts?
The Superintendence for Cultural Heritage has not publicly confirmed the findings or responded to questions regarding the inspections.

What are residents asking the EU Commission to do?
Residents have appealed for EU intervention, citing breaches of local planning policies and the protection of designated archaeological sites.

Why is blue clay considered problematic for construction?
Blue clay is unstable, expanding and contracting with moisture. It requires deep foundations to ensure structural safety.

Has a geological assessment been carried out?
According to the Malta Chamber of Geologists, it remains unclear whether any geological study has been completed or published for the project site.

What happened with Polidano Group in 2007?
The company previously caused a partial road collapse in St Paul’s Bay after illegal excavation on blue clay terrain, leading to mandatory repairs.

Could the project still be approved?
Yes, approval depends on the Planning Authority’s evaluation and the results of ongoing cultural and geological assessments.

What could happen if cart ruts are officially found?
If confirmed, construction plans may need redesigning to preserve or integrate the archaeological features, or the development could face restrictions.