Large plot of ODZ land in San Gwann in limbo after stalled obstacle course takeover

A plot of ODZ land in San Ġwann, roughly the size of a standard 11-a-side football pitch, lies mostly disused in the aftermath of an illegal conversion of the site into an outdoor obstacle course facility (OCR), with no enforcement action taken to address irregularities on the site.

Located just a few metres down the road from San Ġwann’s industrial estate, a site run by the owner of Warehouse Fitness Studio, Leanne Bartolo, does not have any valid planning permit for the unsanctioned use of non-fixed structures on the site, nor for its use as a site for this type of sports business.

The only planning application related to the 7500 sqm plot was a screening request “to sanction the use of a field for fitness and educational activities, including the location of lightweight movable structures” and “to propose the formation of a WC and showers within an existing agricultural store and to replace existing steel gates with timber ones”.

The request was withdrawn by the Planning Authority (PA) after the standard five-year period for a pending application expired.

When responding to questions from The Shift, Bartolo claimed she was unaware of the application’s expiry date and has since instructed her architect, Colin Zammit, to file a new application. No such application is available on the Planning Authority’s (PA) map server.

A closer inspection of publicly available documents on the PA’s website shows that the Environment and Resources Authority (ERA) expressed concern about “the cessation of agricultural production from the site”, noting that the regulator generally favours OCR facilities as long as they are not located on agricultural land.

“Experience has also shown that commitments such as this proposal are irreversible once they are allowed to become established. Besides, the permitting of such activity may create a precedent for similar types of applications set within agricultural land,” ERA’s senior officer added.

ERA’s response to the site’s unsanctioned illegalities is in lockstep with new government regulations.

Known as the Protection of Agricultural Land Regulations 2025, the legislation establishes measures and processes to safeguard agricultural land from damage and “to ensure that agricultural land is maintained adequately for agricultural purposes”, including through the final measure of seizing land if it is deemed that there is no valid agricultural activity on the site.

The owner of the site told The Shift that they first acquired it in 2020, claiming it was “abandoned and unused”.

A cursory overview of historical satellite imagery for the site over the years reveals that this claim is at best partially true, as the site alternates between periods of active use (as seen in tilled soil and planted crops) and neglect.

Besides claiming that the land was abandoned and unused, Bartolo also claimed that the plot’s “suitability for agricultural use is questionable” due to the fact that it is located in an area that is used to set off fireworks during the local festi. Fireworks are known soil contaminants and affect soil quality in high enough concentrations.

Again, satellite imagery clearly shows that, while it is true that the area is used for this purpose, it has certainly not stopped either the previous owner of the land or the owners of the surrounding plots from regularly planting crops.

Bartolo further said she spent years holding meetings and discussions with policymakers to regulate obstacle course racing as a sport and provide spaces to build adequate outdoor facilities.

“The most recent discussion took place when the current prime minister, Robert Abela, visited our charity event at Campus Hub. During this visit, he informed us that a relevant policy was being drafted and would be published soon. We are, unfortunately, still waiting,” Bartolo said.

Bartolo further stated that, following years of unproductive dialogue with the authorities, the site is hardly in use at the moment, with just two weekly classes being held on site while the owner attempts to regularise the illegal structures. She is no longer associated with the sport itself.

Bartolo justified her business’s irregular use of agricultural land as a means to provide children and adults alike “access to a green, open space”.

“In conclusion, I believe that using agricultural or ODZ land as a park-style space for children is justifiable. That said, I fully agree that legislation is necessary to prevent abuse. We have already proposed several safeguards to the government, including no permanent structures, mandatory qualifications for applicants, and the use of only demountable obstacles,” she added.

Her comments about the government’s disinterest in regulating the sport and in providing outdoor facilities align closely with those of the owners and/or managers of other illegal outdoor OCR facilities on which The Shift has reported.

Ivan Gauci and Julian Briffa, the owners of two separate OCR businesses who form part of a national OCR organisation that is being investigated by the authorities, were both operating without a permit.

While Gauci remains under investigation by multiple authorities, Briffa had eventually obtained the PA’s permission to sanction his outdoor installation.

Both Gauci and Briffa, along with half a dozen other sources consulted by The Shift throughout this ongoing investigation, complained about the lack of legal clarity for such activity.