--- title: "PA/03540/23: sanction modification to pre-1967 farmhouse and construct in Naxxar | PropertyList" url: https://propertylist.mt/permit/PA-03540-23/naxxar-sanction-modification-to-pre-1967-farmhouse-and-construct source: PropertyList (propertylist.mt), from the Malta Planning Authority's public register retrieved: 2026-11-02 --- > Refused planning application in Naxxar: To sanction modification to pre-1967 farmhouse and construct roof over garage Perit Duncan Muscat. Validated 5 July… Planning applications › Naxxar › PA0354023 # PA/03540/23: sanction modification to pre-1967 farmhouse and construct in Naxxar Yvemar Farmhouse, Triq ir-Ramla, Maghtab, Naxxar To sanction modification to pre-1967 farmhouse and construct roof over garage - **Status:** Refused (Planning Authority decision reviewed by Appeals Board / EPRT) - **Location:** Yvemar Farmhouse, Triq ir-Ramla, Maghtab, Naxxar - **Locality:** [Naxxar](https://propertylist.mt/planning-applications/naxxar) - **Applicant:** [Mark Zarb](https://propertylist.mt/applicant/mark-zarb) - **Perit:** [Perit Duncan Muscat](https://propertylist.mt/perit/duncan-muscat) - **Application type:** Full development permission - **Zone:** Outside Development Zone - **Type of works:** Sanctioning - **Residential units:** 1 - **Received:** 10 May 2023 - **Validated:** 5 July 2023 - **Published:** 5 July 2023 - **Comments close:** 4 August 2023 - **Recommendation:** Refuse Permission - **Decision:** Refuse Permission - **Decision date:** 21 November 2025 [Case details on the Planning Authority website](https://www.pa.org.mt/pacasedetails?CaseType=PA/03540/23) [Plans, case officer report and decision on eapps](https://eapps.pa.org.mt/Case/CaseDetails?caseType=PA&casenumber=03540&caseYear=23) ## Planning activity around Yvemar Farmhouse, Triq ir-Ramla, Maghtab, Naxxar 34 other applications within 300 m: 11 granted, 1 refused, 5 pending. 92% of decided applications nearby were granted. Tallest granted nearby: 1 floors (PA/04886/24). On Triq ir-Ramla: 32 other applications, 11 granted and 1 refused; granted buildings are typically 1 floors, the tallest 1. Periti active on this street: [Emmanuel k.a. Noel Debattista](https://propertylist.mt/perit/emmanuel-k-a-noel-debattista), [Matthew Gauci](https://propertylist.mt/perit/matthew-gauci), [Charles Buhagiar](https://propertylist.mt/perit/charles-buhagiar), [Alistair Avallone](https://propertylist.mt/perit/alistair-avallone), [Adrian Mangion](https://propertylist.mt/perit/adrian-mangion). Approval estimate for sanctioning applications like this here: about 90% (likely range 60–100%, low reliability, from 3 comparable decisions nearby). Outside the development zone, where approvals are harder. Indicative only. It's based on decisions for similar nearby applications, not on the drawings or the case officer's report; it gets better as documents are added from eapps. - [**PA/00947/23** Naxxar](https://propertylist.mt/permit/PA-00947-23/naxxar-dairy-farm-with-the-addition-of-an): Proposed dairy farm with the addition of an entrance gate and the raising of the outer (pavement) boundary wall. Granted, validated 22 February 2023, 46 m away - [**PA/02803/25** Naxxar](https://propertylist.mt/permit/PA-02803-25/naxxar-change-of-husbandry-in-approved-farm-from): Change of husbandry in approved farm from dairy cows (approved in PA/00947/23) to goats/sheep farm. Maintenance of existing boundary rubble walls and new… Granted, validated 7 May 2025, 47 m away - [**PA/00838/22** Naxxar](https://propertylist.mt/permit/PA-00838-22/naxxar-construction-of-underground-reservoir): Proposed construction of underground reservoir, agricultural store and pump room. Status being checked, 47 m away - [**PA/00308/26** Naxxar](https://propertylist.mt/permit/PA-00308-26/naxxar-install-new-timber-gate-including-restoration-of): To install new timber gate including restoration of wall and the construction of underground reservoir and a pump room. Granted, validated 21 January 2026, 94 m away - [**PA/00942/23** Naxxar](https://propertylist.mt/permit/PA-00942-23/naxxar-construction-of-underground-reservoir-covered-in): Construction of underground reservoir - covered in 0.6 m of soil. The water will be collected off the road rain waters that flow heavily during rain periods.… Refused, validated 22 February 2023, 94 m away - [**PA/06756/24** Naxxar](https://propertylist.mt/permit/PA-06756-24/naxxar-sanction-rubble-walls): To sanction rubble walls, timber gate, site clearance works, and deposition of soil. The proposal also entails the preservation and extension of a pre-1967… Granted, validated 9 October 2024, 123 m away - [**PA/05662/25** Naxxar](https://propertylist.mt/permit/PA-05662-25/naxxar-sanction-open-storage-yard): To sanction open storage yard (Class 6A) and the raised rubble walls around the site to match with the adjacent rubble walls. Granted, validated 3 September 2025, 164 m away - [**PA/03279/25** Naxxar](https://propertylist.mt/permit/PA-03279-25/naxxar-excavation-and-construction-of-a-basement): Proposed excavation and construction of a basement, for garages for recycling trucks. Granted, validated 28 May 2025, 164 m away - [**PA/00942/24** Naxxar](https://propertylist.mt/permit/PA-00942-24/naxxar-external-alterations-in-apertures): Proposed external alterations in apertures, changes in landscaping from approved permit PA8252/19, and the proposed demolition and reconstruction of boundary… Granted, validated 21 February 2024, 199 m away - [**PA/00419/20** Naxxar](https://propertylist.mt/permit/PA-00419-20/naxxar-sanction-existing-structures-including-part-of-reinstated): To sanction existing structures including part of reinstated boundary (rubble) wall and proposed entrance gates and removable parking shade structure Status being checked, 201 m away - [**PA/01494/21** Naxxar](https://propertylist.mt/permit/PA-01494-21/naxxar-sanction-the-terminal-station-as-built): To sanction the terminal station as built, change in landscaping scheme, addition of security fence and gate, switch room, alterations to facades & buildings… Status being checked, 202 m away - [**PA/06793/24** Naxxar](https://propertylist.mt/permit/PA-06793-24/naxxar-sanction-pre-1994-agricultural-store-including-reinstatement-of): To sanction pre-1994 agricultural store including reinstatement of dry random rubble wall and installation of timber gate, sanctioning of small reservoir and… Pending, validated 9 October 2024, 224 m away - [**PA/05756/23** Naxxar](https://propertylist.mt/permit/PA-05756-23/naxxar-create-a-new-entrance-to-the-property): To create a new entrance to the property, to sanction rooms and reservoir on site, to restore rubble walls Pending, validated 11 October 2023, 246 m away - [**PA/01350/22** Naxxar](https://propertylist.mt/permit/PA-01350-22/naxxar-internal-and-external-alterations-at-ground-floor): Internal and external alterations at ground floor level including construction of pool and proposed extension at first floor level. Proposed excavation at… Status being checked, 2 floors, 254 m away - [**PA/00103/22** Naxxar](https://propertylist.mt/permit/PA-00103-22/naxxar-removal-of-existing-site-boundary-and-reconstruction): Removal of existing site boundary and reconstruction of rubble wall in its original position. Status being checked, 255 m away ## More by Duncan Muscat - [**PA/07796/26** Mosta](https://propertylist.mt/permit/PA-07796-26/mosta-change-of-use-from-barber-shop): Change of use from Barber Shop (Class 4b) to Clinic (Class 2a) and sanctioning of internal partition walls as well as signage and glazed painted PVC vetrina /… Pending - [**PA/06672/26** San Pawl il-Bahar](https://propertylist.mt/permit/PA-06672-26/san-pawl-il-bahar-additional-use-as-class-4b-mini-market-selling): Proposed additional use as Class 4B Mini-Market selling groceries, everyday essentials and household goods, as well as alcoholic beverages and tobacco /… Pending, validated 14 October 2026 - [**PA/06557/26** Mosta](https://propertylist.mt/permit/PA-06557-26/mosta-excavate-an-undeveloped-plot-of-land-down): To excavate an undeveloped plot of land down to semi-basement level and develop a block with underlying garages, 2 maisonettes at ground floor level and 2… Pending, validated 23 September 2026, 2 floors - [**PA/06350/26** Zebbug](https://propertylist.mt/permit/PA-06350-26/zebbug-excavation-of-one-basement-level-and-the): Excavation of one basement level and the construction of one Class 4B retail unit at basement and ground floor levels, and the construction of four overlying… Suspended, validated 16 September 2026, 2 floors - [**PA/05867/26** San Pawl il-Bahar](https://propertylist.mt/permit/PA-05867-26/san-pawl-il-bahar-reinstate-dividing-wall-and-divide-existing-restaura): To reinstate dividing wall and divide existing restaurant into two separate restaurants (as was approved in PA2400/99). Pending, validated 26 August 2026 - [**PA/05319/26** Zejtun](https://propertylist.mt/permit/PA-05319-26/zejtun-conversion-of-an-existing-tool-room-within): Conversion of an existing tool room within a small two-storey rural building into a value-added Class 4D, agricultural processing facility. Pending, validated 5 August 2026 [All applications by Duncan Muscat](https://propertylist.mt/perit/duncan-muscat) ## More from Mark Zarb - [**PA/01803/26** Sliema](https://propertylist.mt/permit/PA-01803-26/sliema-internal-alterations-to-existing-pre-1967-apartment-at): Proposed internal alterations to existing pre-1967 apartment at second floor. Internal alterations include opening of doors, demolition of some internal… Granted, validated 19 May 2026 - [**PA/03553/25** Cospicua (Bormla)](https://propertylist.mt/permit/PA-03553-25/cospicua-bormla-extension-at-receded-floor-level-to-dwelling): Proposed extension at receded floor level to dwelling approved in PA/3770/24. Granted, validated 4 June 2025 - [**PA/03770/24** Cospicua (Bormla)](https://propertylist.mt/permit/PA-03770-24/cospicua-bormla-extension-of-a-terraced-house-and-minor): Extension of a terraced house and minor internal alterations. Granted, validated 26 June 2024 - [**PA/03800/23** Senglea (Isla)](https://propertylist.mt/permit/PA-03800-23/senglea-isla-rehabilitation-of-corner-maisonette-including): Proposed rehabilitation of corner maisonette including; restoration of apertures and facade, demolition and replacement of basement slab, internal and facade… Granted, validated 28 June 2023 [All planning applications in Naxxar](https://propertylist.mt/planning-applications/naxxar)