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Planning Permission — How to Apply

Building works, extensions, change of use, ODZ

Planning permission in Malta is required for most construction and development works. Without it you risk heavy fines and demolition orders. Here is how to

1. Check whether you need planning permission

   Most works require permission. You always need a permit for: new buildings, extensions, demolition, change of use (e.g. converting a garage to a flat), pools, roof structures, boundary walls over specified heights. Some minor works are permitted without a permit (Permitted Development) — check the PA website or ask your architect. Never start works without confirming the position.

2. Engage a warranted architect — mandatory for most applications

   Planning applications in Malta must be submitted by a warranted architect or civil engineer. They will: prepare the drawings, check local plan policies for your area, advise whether your proposal is likely to be approved, and submit the application on your behalf through the PA online system (pa.org.mt/permits). Choose an architect with experience in your type of project and area.

3. Check the Local Plan for your area

   Malta is divided into local plan areas, each with specific rules on what can be built and at what height, density and design. Your architect will check the Local Plan. Key restrictions: Urban Conservation Areas (UCAs) have strict design requirements; Outside Development Zone (ODZ) land has very limited permitted development; coastal and sensitive areas have additional restrictions.

4. Submit the application through PA online

   Applications are submitted at pa.org.mt. Types: Development Notification Order (DN) for minor works — faster; Full Development Permission (FDP) for major works. You will receive an application number. The PA publishes applications online and neighbours have the right to object. The PA assigns a case officer who will review the application against policies.

5. ODZ applications — special considerations

   Building outside the development zone (ODZ) is heavily restricted. Permitted ODZ works: restoration of existing agricultural buildings, small agricultural stores, certain rural structures. A new residential dwelling in ODZ is almost never permitted. If you own ODZ land and want to develop it, get specialist advice — most proposals will be refused and enforcement action follows illegal development.

6. If refused — appeal to the Environment and Planning Review Tribunal

   If the Planning Authority refuses your application, you can appeal to the Environment and Planning Review Tribunal (EPRT) within 30 days of the decision. The Tribunal reviews the decision independently. Engage your architect and possibly a lawyer for the appeal. The Tribunal can overturn PA decisions. Further appeal to the Court of Appeal on a point of law is also possible.

7. Enforcement — never build illegally

   The Planning Authority actively investigates illegal development. If you build without permission, the PA can issue an Enforcement Notice requiring you to restore the original state within a set period. Fines can reach €50,000. If you do not comply, the PA can carry out demolition at your expense. There is generally no time limit for enforcement of serious violations. Regularisation of illegal structures is possible but not guaranteed.