|What and where is Ulysses Lodge?
Ulysses Lodge which is situated in the site known as Ta’ Marin in
the l/o Xaghra is mainly characterised by a complex consisting of dwelling
units and a large country residence style entertainment complex. The complex
which has existed for over 25 years, has been used for a variety of purposes
over the past years, but mostly as a night club and venue for various functions,
such as weddings. It has known to cater for 4,000 persons.
How large is the site and what part is to be developed?
The overall landholdings cover an area of 40,000 square metres . For
interpretation purposes this can be divided into three zones:
Zone A: Terraced fields
Zone B: Unspoilt land
Zone C: Developed and disturded land (ie built up area and area with
infill material serving as a foundation for the structures). This zone
has an area of approximately 8,000 square metres.
The permitted development of the tourist complex covers the area of Zone
Is the Calypso Cave within the site of the permitted
No, unlike what is wrongly being reported the Calypso cave does not only
lie outside the area to be developed but does not form part of the total
holding of the developer.
Is the footprint of the approved permit the same
as the development that currently exists?
The footprint will take up the committed and disturbed areas of Zone
C with the exception of some minor peripheral development which includes
the construction of pools. This was the result of extensive negotiations
which resulted in the complete removal of some units which were completely
outside the committed footprint.
Why wasn't an Environment Impact Assessment (EIA) required?
An EIA is a process whereby the Authority requests an applicant to predict,
analyze and interpret significant environmental impacts of a proposed
Since the proposed development could have qualified for an EIA the Authority,
following the EIA procedures, requested the carrying out of certain studies
during the Project Description Statement (PDS) stage.
The Authority waivered the EIA for this development due to the fact
that the applicant had submitted a sound and detailed Project Description
Why was the Project Description Statement (PDS) enough?
It was enough because the studies submitted to MEPA were sufficiently
detailed to enable the Authority to waive the requirement for further
studies. The possible impacts identified in the PDS were evaluated against
the criteria in Annex 3 of the EIA directive. The PDS, which was divided
into two parts, was submitted on the 23rd May 2005:
PART A covered:
Applicant’s profile - Opportunities and problems - General strategy/production & operational
method - Proposed timing of the project - Viability tourism study - Site
plan - Alternatives considered - Design of the development - Present
land uses and environment characteristics - Surrounding land uses - Existing
services on site - Estimate of employment on site - Access arrangements
and parking requirements - Mitigation measures
PART B covered specific studies:
Technical drawings of proposal
Geo-Environmental Impact Assessment
Slope and Stability Analysis
Geotechnical Study of Foundations
Archaeological Heritage Report
Did the Archaeological Heritage Report criticise the development?
The Archaeological Heritage Report clearly noted that no archaeological
remains were observed in the area to be developed. This study which was
carried out by ASC Co-operative Ltd was based on archival research and
an extensive field survey of the site and its vicinity.
Is the permitted development going to be an eyesore?
No, the Authority has ensured that adequate and approriate landscaping
will be carried out. The approved landscaping scheme will be implemented
in phases and the first phase stipulates that specific mature trees will
be planted in approved, specific areas following the demolition of the
existing buildings and prior to the commencement of excavation and construction
The entire scheme shall be implemented in its entirety within the first
planting season following completion of the development hereby approved.
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